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Tending to Taxes Takes Thought

A new build house in an old setting

(FOR SUBSCRIBERS ONLY)

French Property Insider

February 11, 2010
Paris, France
http://adrianleeds.com/frenchproperty/insider

Bonjour French Property Insider Subscriber,

In today's issue of French Property Insider, there's lots of talk about tax...not how to pay it, but how to pay less of it! Be sure to read all about it and take notes, so when the time comes to make your property purchase, you'll be ready to put more hard-earned bucks back in your pocket.

There's a change in the tax laws, too, which helps make French property and even better offshore investment -- it's as smart a way as any to invest in another currency in a perfectly legal and legitimate, and smart way. Learn more about it in today's issue.

A blog about what realtor's in France do (nothing) will tickle your funny bone, but take heart to the story and learn why property consultants exist here, whereas they don't exist elsewhere. It's a fascinating lesson in cultural differences, but also an eye-opening look at who you can trust and who you can't.

Hot Properties focuses on 'new build' -- along with an article about A new website for new build properties in France...in case you'd rather have something right out of the box instead of centuries-old.

And to simplify things for you, we have a checklist of things you need to consider, research and workout before you buy any French property.

So, if you're watching the snow fall (like it's been doing for the last two days in Paris) or taking in the rays in sunny southern California, just take a load off and read all about your future home in France...in today's issue of FPI.

A bientôt,

Adrian Leeds
Editor, French Property Insider
Email: fpi@adrianleeds.com

P.S. Now's a great time to get a mortgage in France! Rates are still under 3% and property prices have stabilized. Learn more about the smart variable loans that fix a monthly rate, but the term changes! Visit http://www.adrianleeds.com/frenchproperty/loan/for more information.

Volume VIII, Issue 6, February 11, 2010

In this issue:

* Lighten Your Tax Burden
* France, A Good 'Offshore' Investment
* A Place in the Sun is a Good Thing
* What Do They Do?
* That's Why Consultants are Important
* Learn to List and Check it Twice
* Mon Petit Château Could be Yours
* Learn How to Live in France: The Owner's Manual
* FPI Fractional Property Offerings - Special Offers!
* House Hunters International- Paris, Next Month
* Moneycorp: Take the Risk Out of Currency Conversion
* Highend Design Tips for Parisian Chic
* Get a Free Property Consultation
* Parler Paris Apartments: Le Beaubourg
* New Build Properties Can Have Advantages
* Hot Properties: Never Nix New
* Notaires' Auction: February 16th
* How You Can Obtain a Mortgage in France
* Parler Paris Après-Midi: Next Gathering March 9th
* Managing Your FPI Subscription
* Subscribers Receive Discount on Insider Paris Guides

How to Minimize Your French Property Tax Burden
Advice and Information Compiled by Adrian Leeds

Yes, France is a highly taxed society, but you might be surprised to learn that taxes related to property ownership are far less than in the U.S. and elsewhere. Even so, if you're a smart money-manager, you can minimize your tax while maximizing your benefits. There is a difference between tax 'avoidance' and tax 'evasion.' We are not suggesting the latter -- but there are many ways to reduce your tax burden by getting good advice and planning ahead.

Property Taxes

There are two annual property taxes in France for which you will be responsible:

* taxe foncière: levied from the proprietor (owner) of residential properties situated within France and is approximately .0005% of the value of the property (yes, one-tenth of a per cent!)

* taxe d'habitation: due from the occupant, whether the occupant is the owner, the tenant or a free occupant and is approximately .0005% (about the same as property tax). If you choose to rent your property long term (one year lease), then this tax should be passed on to the tenant.

There is little one can do to greatly reduce these taxes, but even they are minimal at best, you can visit the tax office to ensure that the basis on which they are levied is correct for your particular property.

Inheritance Taxes

If you buy a property in France, your ability to give it away or to leave it by Will is governed by French Law. This gives your legal heirs entrenched rights to a certain proportion of your French estate. It is only the remainder that you can freely give away by a lifetime gift or a Will. You cannot vary the share of your French estate which each of your legal heirs are entitled to but you can specify out of which parts of the estate your legal heirs can take their shares. A husband or wife are not legal heirs of each other and have no rights to the legal reserves. French law, does however, allow you to make certain 'gifts' for your spouse which go beyond what he/she would be entitled to if he/she were a mere stranger. After various allowances, which are decreasingly generous from spouses to children, the tax is charged in a series of bands.

One way of avoiding the effects of French Inheritance law is to set up a company for the purpose of buying the property. Such companies are called 'sociétés civiles immobilières' or SCI. If you own shares in an SCI, which owns the property, you can dispose of them in accordance with the law where you are domiciled. This will not lead to the avoidance by your heirs of inheritance tax it merely means that you will be able to dispose of the property as you see fit. An SCI is a bit expensive to set up and expert advice should be sought before doing so.

Another way is to buy the property is jointly or 'en tontine' or via a 'community property marital regime.' It quite simply means that on the death of one partner the property passes to the survivor with no inheritance tax due. Whilst it mitigates the effects of French inheritance law it does not mean that inheritance tax can be avoided.

The complication of French inheritance tax law is such that it is extremely important to get good advice in advance of making a purchase and signing a deed in order to structure the purchase as efficiently as possible and in a way that suits your personal and familial needs.

Capital Gains Tax

For French residents, the main residence is exempt of capital gains tax, provided they are living in it at the date of sale.

Non-residents pay tax on French property gains at 16% if resident in the EU, Norway or Iceland, or 33.5 percent if resident elsewhere, if the property is sold within the first five years of ownership. In calculating the gain on property for both residents and non-residents, for each complete year of ownership after 5 years there is a 10% reduction in the taxable gain each year so that after 15 years there is no tax to pay.

The gain is calculated based on the selling price less acquisition and improvement costs. A deduction of 7.5% of the purchase price can also be made in lieu of actual acquisition costs, or the actual costs if documented, can be deducted, as well as the costs of disposal such as estate agency and legal fees, transfer tax and Notaire's fees. Improvement or enhancement expenses can be deducted provided they have not already been taken into account for income tax purposes, and they must not be for routine maintenance expenses such as redecoration or new carpets. The improvements must have been carried out by registered contractors with proof of payment. Alternatively, if the property has been held for at least 5 years, a deduction of 15% of the acquisition cost can be claimed in lieu of these expenses (even if no such work has actually been done to the property). There is a general abatement of €1,000 per person (€2,000 for a married couple) against property gains.

Our advice is to plan on holding the property as long as possible to take advantage of its appreciation in value as well as to decrease the capital gain, therefore maximizing your profits.

Rental Income Tax

France fully expects you to pay tax on your rental income profits, but it's surprisingly low. The net income received by a non-resident is subject to a minimum income tax rate of 20%. This rate applies to both furnished and unfurnished rentals.

Choose to rent ‘unfurnished’ if there are high deductible expenses, such as high mortgage expenses. Otherwise, choose ‘furnished,' assuming the local ‘professional’ taxes are not too high. If the gross furnished rental income is less that €76,300 per annum (€80,000 as from 01 January 2009), a flat 71% can be deducted to cover all expenses and claimable deductions (which simplifies book-keeping) and the balance (i.e., 29%) will be taxed at the prevailing rate i.e., taxed at 20% of income, i.e., gross rental income is taxed at 5.80%.

In arriving at net rental income, deductions can include repairs, maintenance and improvements (excluding construction), local taxes, employee costs, mortgage interest expenses, management fees and insurance costs. If revenues are less than €15,000, a 30% fixed deduction is applied. Tax losses can be set against all personal income up to €10,700. Note that if interest on a loan to finance the purchase is claimed as a tax-loss, that can only be deducted over ten years.

But there's another way to avoid excessive tax for non-residents by renting the property on a one or three-year basis to an offshore person or entity which in-turn sublets it as they wish. For example, the average rate for an unfurnished apartment in Paris is 30€ per square meter per month. A one or three year lease that allows subletting can be held by an offshore company which then sublets it and takes the rental income in its country of domicile. The owner then reports the annual income in France as is recorded on the lease. The offshore company reports its sublet rental revenues less the burden of the annual lease and both may deduct their expenses.

Wealth Tax

Wealth Tax is applicable on assets valued at over 790,000€. The tax is imposed on a sliced basis so that, for instance, if you owned net assets valued at €1,000,000 you would only pay tax on €210,000, at the rate of 0,55%, as the first €790,000 has a zero rating. The higher the net worth, the lower the percentage:

Fraction Taxable Rate of Tax

Up to €790,000 0%
€790,000 - €1,290,000 0.55%
€1,290,000 - €2,530,000 0.75%
€2,530,000 - €3,980,000 1.00%
€3,980,000 - €7,600,000 1.30%
€7,600,000 - €16,540,000 1.65%
Over €16,540,000 1.80%

If you have a mortgage on the property, then only the capital investment is applicable. This is just one reason taking a mortgage makes a lot of sense.

Offshore Tax Havens: France
By Paul Farrow

http://www.telegraph.co.uk

Expats have President Sarkozy to thank for a significant changes to the French tax regime – notably regarding the Bouclier Fiscal. The changes mean that combined income tax, wealth tax, social charges and local property taxes connected to the main residence cannot exceed 50 per cent of your total income for the previous year.

If the relevant taxes exceed 50 per cent of income for the previous year, the taxpayer will have to claim a refund of the excess taxes paid. There is no maximum limit to the amount of refund that can be claimed.

A new double tax treaty between France and the UK is expected to take effect from 2010. The agreement will exempt UK nationals from French wealth tax on non-French assets for the first five years after becoming a resident of France. Wealth tax will only be payable on assets in France. In the sixth year following French tax residence, wealth tax would then be payable on worldwide assets as normal.

Tax-free investments

Expats with investments can make significant tax savings with the French version of the insurance bond. The Assurance Vie has many tax advantages to whet an investor’s appetite. For example, assuming you do not make any withdrawals there are no French income or capital gains taxes to be paid if the income and gains are accumulated within the policy.

Even if you do withdraw some monies only the growth element of the investment is taxed and these can be as little as 18.5 per cent so long as the bond is held for eight years. So if the portion of the withdrawal has grown 10 per cent, only 10 per cent of the withdrawal is liable to tax.

If an investment has grown by, say 40 per cent over eight years, the effective rate of tax on withdrawals would not exceed 7 per cent on any withdrawals, while no tax is due on any monies that remain invested with the contract.

The other benefit is the effect the Assurance Vie can have on another tax liability known as wealth tax (see more later). And if you have an Assurance Vie outside of France, then you will get a five-year wealth tax holiday on the value of the asset, and then you can apply for Bouclier Fiscal relief after the fifth year on the asset.

An Assurance Vie set up before you become resident in France can be free from all French succession taxes if it is a French approved policy (though it needn’t be from a French insurer, which offer only a limited range). Under the proposed terms of the Double Tax Treaty with the UK, on death the proceeds of the Assurance Vie are also free from UK inheritance tax as long as policies are not issued by a UK or French company, even though the deceased may have died as a UK domicile.

Capital gains

Gains on your main residence are tax free in France. Any secondary residences (including properties outside of France) are tax free once you have owned them for 15 years, and from the end of year five to the end of year 15 the gain is proportionally reduced for tax purposes.

Properties situated in the UK are entirely free from French taxes, but that may change when the new Double Tax Treaty is introduced in 2010.

Assuming that you are a non-resident of the UK for five complete and consecutive tax years, there would be no UK capital gains tax either.

In the UK CGT may be due on the profit of shares once you have exceeded your capital gains allowance in any one tax year (allowance is £9,600 for 2008/9).

Where a French resident sells shares of 25pc or more of a UK company, the gain will be tax free in France where those shares might be taxable in the UK. They might be taxable if the individual has not been out of the UK for five or more UK tax years...

Read the full article at http://www.telegraph.co.uk/finance/personalfinance/offshorefinance/7196087/Offshore-tax-havens-France.html.

Editor's Note: Investing in property in France is a legal and legitimate way of investing "offshore" in a strong foreign currency. The asset may be held for many years, but if and when you choose to sell your French property, the sale takes place in euros and your capital gains tax obligations are first and foremost liable to the French government. It is then you who chooses to reinvest the money or hold it in France or other "offshore" entity. For information on offshore banking, we recommend Caye International Bank, Belize: http://www.adrianleeds.com/frenchproperty/consultation/offshore.html.

A Place in The Sun Property Exhibition

A Place in the Sun Live features thousands of overseas properties for sale, by hundreds of exhibitors from more than 40 countries worldwide. And with homes from less than £20,000 to over £1 million, there really is something to suit almost every taste - and budget.

The next A Place in the Sun Live takes place at Earls Court, London on 26th - 28th March 2010.

With everything you need all under one roof, you'll have a unique opportunity to compare properties and talk to the agents and developers face-to-face, all in one place!

Whether you are in the market for a great investment property, idyllic holiday home, a place to retire to or a permanent residence abroad, A Place in the Sun Live will bring you a step closer to owning your place in the sun. There's everything from new and off-plan apartments and developments, houses, villas and unique character properties.Full details and tickets available at www.aplaceinthesun.com/visitorinfo.

What French Realtors Do

971 bottles of Bordeaux on the wall
http://gongal.wordpress.com/

The short answer is, as far as we can tell, nothing.

So, we’ve spent the last three weekends looking for a reasonably-priced apartment to buy. Our criteria are: 1) a commute under 35 minutes for me, and 2) not a falling down, moldy hole in the wall. On everything else, we’re flexible. We had in mind either a decent sized studio, or a 1-bedroom. (We gave up on the idea of a 2-bedroom after being turned down for a French mortgage because my job isn’t guaranteed for life, despite having a 60% down payment….but that’s another story/rant.)

All of the guidebooks informed me that French realtors pretty much do the same thing as Canadian realtors. You go in, tell them what you’re looking for, and they will contact other agents, find some listings, and take you to visit them. They’ll arrange an offer, etc, etc. This is also what French people who have never purchased a property think realtors do for the €10 000 or so that they make on a sale.

So, when we first started looking for apartments, we started contacting realtors, saying we were looking for some help. By email and phone, in English and French, sometimes mentioning we were Canadian in hopes of garnishing some goodwill, sometimes saying outright we didn’t need a mortgage, hoping that would spark some interest. No one responded. I mentioned this to a guy at work who just bought an apartment, and he snickered at me “uh, yeeeeaaaah.” I explained what Canadian realtors do, and how I thought the French did the same, and he simply shook his head pityingly at my ignorance.

While the official stance is that realtors will find you a property, in reality, they can’t really be bothered. They will not call another agency to inquire about their properties- they will only sell you one they list themselves. But only if they feel like it, and viewings only take place on Saturdays (they don't work evenings or Sundays). The recommended approach is to demand to view a specific property, and your rate of receiving a call-back increases to about 50%.

For a viewing, first, you have to sign a piece of paper saying if you want to purchase the property, you will do it through that agent. The viewings are usually done with the owner there (sometimes they’ll step outside). Occasionally the realtor doesn’t bother calling up the owner ahead of time. One place we saw this weekend, we walked over to the place, and the realtor knocked on the door. “Hellooooo, we’re here for a visit!” It was an old couple, who were in the middle of eating couscous with their daughter. The old lady looked MAD, and asked us to wait a few minutes. So, they closed the door, we waited outside for a bit while she hid their dinner, wiped off the counters, and did a 30 second clean-up. Then we went in, and awkwardly looked around with the three of them staring at us, looking generally unimpressed. We made haste (and the bathroom was moldy anyway).

Sometimes the realtor will actually make fun of the owner while they’re there. One guy (actually the same one that couldn’t be bothered to call ahead) was showing us a nice old couple’s apartment. They looked like everybody’s grandparents, and they were moving into the nursing home. They kept pointing out “features”, and telling us how great their apartment was (it wasn’t bad, but a bit dank and in a neighborhood that smelled like car exhaust even when there wasn’t any traffic). Curtis kept saying “uh, je ne parle pas français,” but that didn’t deter them. They were kind of sweet. On our way out, the realtor rolled his eyes, and said “Yes, yes, you've explained it all.” Um, ok.

Another realtor didn’t bother showing up for her appointment with us. We were supposed to meet her at the building, and we exchanged phone numbers. We arrived 5 minutes early, and sat on a bench out front and waited. And waited. And tried to call. No answer. Waited 15 minutes, tried to call again. No answer. We gave up and walked back the way we came. About 45 minutes after our appointment, Curtis’ cell phone rang, but he didn’t answer it in time. No message left. Tried to call back, no answer. We decided to forget it. In any case, the apartment overlooked a cemetery, and the street only had businesses that sell monuments, funeral flowers, and urns. We originally thought the latter was just a neat little sculpture shop before realizing that in fact every business on the street revolved around death. And then an ambulance drove by, which really capped off the creepiness.

Perhaps unsurprisingly, there is a bustling “for sale by owner” system here. My coworker pointed me in the right direction on the Internet, and we’ve seen a handful of places that were pretty accurately portrayed in the listing, and with people who would arrange a viewing for an evening or a Sunday. Listing your place with a single realtor is quite uncommon- most people list with at least 2, and sometimes also list on the main “for sale by owner” website. Ultimately, this means you can see more pictures, descriptions written by different people, and then contact the owner directly (for a direct sale price of about €10 000 less than the realtors list it for). We saw a couple of places directly through the owners, but unfortunately nothing that really suited (combination of mould/showers where Curtis’ head hits the ceiling/too far from the train)...

Read the entire blog at http://gongal.wordpress.com/2010/02/07/what-french-realtors-do/.

And This is Why Property Consultants Exist
By Adrian Leeds

When you read about this couple's experience dealing with realtors in France, you might get a laugh, but the sad truth is, that it's true!

There is no Multiple Listing Service in France. The agents work for the sellers, not the buyers and the agents are loathe to share commissions. Many people have tried to create such a system which universally allows all agents to sell all properties and therefore earn commissions from many sources, but culturally they are reluctant to change from being "protective" to "promotional," as we might see this system from a more capitalistic point of view.

Luckily for people like us (and you), it provides a need for our services. If the real estate market system were more consumer-friendly, property consultants such as ourselves would not exist. But we do, thankfully to all those who have had a similar experience as the couple in the previous article...or who have managed to avoid having it!

Property Consultants do what the agents don't do.

First of all, the best consultants work for the buyer, not the seller. Beware of any consultant who takes a commission from both the buyer and seller, as this is a direct conflict of interests. As a buyer, you need someone on your side who will ensure you buy the property that fits your needs and desires best.

A good consultant has negotiation skills and is able to protect the buyer by acting on his behalf, and can often help reduce the final selling price by negotiating in a professional way. Sellers may often see foreign buyers as easy marks for paying high prices, unless they have a knowledgeable consultant by their side to show they cannot be taken advantage of.

The best consultants will take time to help the buyer define his/her goals and search parameters. They will educate the buyer on the current real estate market and show the buyer how to make the best overall investment.

A good consultant will not only 'hold the buyer's hand' throughout the entire process, but advise the buyer fully along the way. He will take the time to educate a foreigner on the intricacies of property purchase...the laws that govern inheritance, taxes and the general process, thus saving the buyer thousands of euros of unnecessary costs.

Professional consultants who regularly liaise with agents and buyers and who do not take any commissions from the agents are well respected by them. They carry a lot of clout for having bona fide clients who show their seriousness by having paid for their services. It is these consultants who are sure to learn first about new properties on the market, long before they land up on Web sites and advertised in brochures or in agency windows.

Consultants who are regularly scouring the market for properties are very well versed on what is available on the market and which agencies list the finest properties or those that do business in the most professional way. They are likely to be much better informed than the agents themselves for this reason.

While many owners try to sell their property in publications such as "Particulier à Particulier" in order to save the agency fees, don't be fooled into thinking they will pass on the savings to you, and beware that dealing directly with the owner can be a very unprofessional experience. Consultants have the experience needed to deal directly with owners and again, will protect the buyer from making mistakes.

They will be able to recommend proven and reliable resources with which to work -- the Notaires and advisors, designers and contractors. These are resources that the buyer, new to the market, may not be familiar.

The Consultants will have the ability to read the documents in French and sign on behalf of the buyer with Power of Attorney, eliminating the need for translations and protecting the buyer once again from making blunders.

The agents do not share any of these responsibilities therefore a buyer cannot expect these services from the real estate agents. A wise buyer will employ a consultant -- one they know they can fully trust -- to protect him and look out for his interests. In the end, the commissions the buyer pays for these services will be repaid in a myriad of ways that may not be all that visible to the buyer in the beginning of the process, but which may become clearer once the buyer is the proud owner of a property in France that serves him well.

Editor's Note: Adrian Leeds was one of the first in Paris to provide these services. She and her team of French property professionals have assisted hundreds of people make viable investments in French properties by providing a full range of property services. For more information, visit http://adrianleeds.com/frenchproperty/consultation/.

French Property Buying Checklist
By Jamie Davies

http://www.articlesbase.com/

Like all property purchases, there are lists upon lists of things you need to consider, research and workout before you buy any French property.

There are many sites that offer lists to help you buy property, some are better than others but there are a few things that are obvious that you might want to add to yours if thinking about buying property in France.

Firstly, research what the property market is like in all regions of France. There are 22 French regions so this may take some time. You may have a region in mind so this might be a good place to start. Find a good French guide good or do some research online, find out if anyone else you know has been there and ask questions. Has anyone you know bought a French property recently who can point you in the right direction to the best sites for relocating to France?

There are questions you might want to ask when researching the region such as what type of properties are available in the region? Do the property styles change from town to town? Do you want a property that is close to the sea, in the mountains? Do you want a French property nestled in between acres and acres of vineyards? Do you want be close to the hustle and bustle of gourmet restaurants or peace and tranquillity? There are so many questions to ask but these are a few to bear in mind.

You will need to understand the French property details. They are not the same as in other countries, so you will need to consult a professional or find someone who’s been through the process to give you advice.

Think about your budget. It’s no good finding your dream property in France and then finding out that you can’t afford the costs of moving on top of the costs of buying the property. You will probably need to make sure that you are in a position to buy. Have you sold your own home, do you have it under offer, are you a cash buyer?

Like all property buying, we go headlong into it, go looking at properties that you think fits your needs or lifestyle. When buying your dream French property, think about what your real requirements of the property are – how many rooms, how many floors, access to schools etc...

Read the entire article at http://www.articlesbase.com/real-estate-articles/french-property-buying-checklist-1807316.html.

HOT PROPERTY "Mon Petit Château"...On Sale Exclusive to FPI and Parler Paris Readers!

The owner of one of our prettiest little rentals, “Mon Petit Château,” has decided to sell her place to move on to a larger apartment. It's 30m2 in the 3rd arrondissement on the fashionable rue Charlot, with a living room/dining/kitchen and toilet on the first level, bedroom, bathroom and toilet on the second level. It's been completely (and elegantly) renovated, and sleeps up to four people.

The apartment is located in the same wing as “Le Provencal,” in a beautifully maintained building just steps from rue de Bretagne! Mon Petit Chateau has its own distinct “Paris” feel The apartment is a "duplex" -- a garden level and first floor -- and the two levels are connected by a stunning circular glass staircase that lights from the interior -– très original!

The renovation exposed the original stone walls, opened the beams in the ceiling, and added other detailing. The living room and bedrooms both face southeast, into a small garden within a secure courtyard.

What's most important, besides the fact that the apartment is charming and makes a perfect pied-à-terre, is that you just move right in with just your suitcases and no more, and is rentable (proven!) from the moment you own it!

Asking price (including all furnishings): 390,000€, plus 2.5% finder's fee.

To learn more, visit
http://www.adrianleeds.com/parlerparis/apartments/rentals/monpetitchateau.html
or email Mary Ellen Gallagher at maryellen@adrianleeds.com.

France Owner’s Manual on Sale Now!

Take the fast track to French property bargains...

Affordable cottages, farmhouses, city apartments, and seaside retreats. Delectable food and wine... culture and history on every doorstep... first-class infrastructure... the world’s best healthcare system. France is arguably the world’s loveliest country -- and one of its most economically stable too. For those seeking full-time homes, vacation properties, or gilt-edged real estate investments, France hasn't lost any appeal.

More information available at French Owers Manual

Fractional Property Offerings from French Property Fractional

www.adrianleeds.com/frenchproperty/fractional

If you are interested in traditional fractional ownership properties currently offered by ourFractional Ownership partners, see below:

Paris: LE PALACE DES VOSGES	Paris: LE NOTRE DAME
Paris: LE ROYAL du MARAIS	Paris: L'ABBAYE LUTÈCE
Paris: CHEZ LA TOUR	Paris: La Résidence Luxembourg
Paris: LE PETIT TRESOR	Languedoc-Roussillon: MAISON BLEUE
Paris: PARIS RESIDENCE CLUB	Languedoc-Roussillon: NOTRE MAISON DANS TOULOUGES

Readers of FPI can take a look at special offers for Le Palace des Vosges, Le Petit Trésor and Chez La Tour at adrianleeds.com/frenchproperty/fractional.

Watch Adrian Leeds and French Property Consultation on
House Hunters International

***"Settling Down in Paris" - Episode HHINT- 402

AIR TIME:
February 18, 2010 12:00 PM ET/PT
www.hgtv.com/house-hunters-international/settling-down-in-paris

***"Vacation Home in Paris"
Episode HHINT-1A05H
March 04, 2010
12:00 PM ET/PT
www.hgtv.com/house-hunters-international/vacation-home-in-paris

To learn more, visit http://www.AdrianLeeds.com or email Adrian Leeds, at adrian@adrianleeds.com.

Take the Risk Out of Currency Conversion

If you’re buying a holiday home or investment property overseas, when you trade your currency is crucial. The euro exchange rate is constantly fluctuating, so trading at the right time will mean your money goes a lot further. Adrian Leeds Group LLC and Moneycorp are working together to ensure you make the most of your Dollar or Sterling when buying a property in France.

For the latest exchange rate use our currency converter at http://www.adrianleeds.com/frenchproperty/loan/moneycorpconvertor and learn more about moneycorp here:
http://www.moneycorp.com/affiliates/microsite/index.cfm?agentid=10168408.

Interior Design with Parisian Chic
By Sarah Antoniou

http://www.interiordecorating.suite101.com/

Living in France is not a pre-requisite to achieving Parisian glamour. The chic secrets of French city living are sought after and emulated all over the world. French interiors are often Bohemian with a sophisticated, creative style.

Parisian Mansions

A grand Parisian mansion can cost in the region of six million pounds. These beautiful houses are popular for their classical style, restored staircases, fine stonework carvings, sumptuous French rooms where every surface is decorated, fabric is on walls, tapestries are hung, and ultra comfortable zones are perfect for sitting around with friends. Many mansions have original hand painted ceilings and a passage of doors, known as an enfilade, which open up to reveal a view beyond. Formal residential quarters contain relaxed family rooms and a library, often with secret passages in classical buildings adorned with beautiful carved panels. In days gone by, elaborate four poster beds were used by the aristocracy and people would receive their guests in bed. Drapes hung around the bed and these would usually be kept closed for privacy and to keep heat in as rooms opened out into each other. This decadent show of Parisian style was intended to show off the owner’s wealth.

History of Parisian Architecture

Paris is one of the world’s most spectacular, grandiose and sensual cities with a history stretching back centuries. It was completely redesigned in the 17th century in an effort by the government to curb the rebellious nature of its people. That is why there is so much formal and classical architecture in Paris’ center. The architecture of the city was used as a form of control and was the grand plan for Paris. Big boulevards, classical squares and tree-lined streets were thought out carefully and the plan was created for generations to come.

Parisian Homes and the Parisian Nature

Despite the architectural constraints bestowed upon the city, Paris has always been a passionate place, and this spirit comes from the people themselves. The Parisian nature is to be a rebel so no matter what type of architecture exists, whether the facade is cool and formal, behind closed doors Parisians will do whatever they want. In Paris the rebel is never far away. Parisian homes often epitomize this spirit...

Read the entire article at http://interiordecorating.suite101.com/article.cfm/interior-design-with-parisian-chic.

One-Hour Consultation with Adrian Leeds Free!

If you are a guest staying in any one of our luxurious Parler Paris Apartments, and would like to consider having your own "pied-à-terre" for your pleasure and profit, contact Adrian Leeds for a FREE one-hour consultation while you're enjoying the apartment in the City of Light. Visit http://www.adrianleeds.com/parlerparis/apartments for more information or email me at adrian@adrianleeds.com.

Parler Paris Apartments

http://www.adrianleeds.com/parlerparis/apartments

Welcome to your home in Paris. Home is how you will feel in a private apartment in Paris that has the "seal of approval" from Parler Paris Apartments andme, Adrian Leeds. Parler Paris Apartments offers high quality accommodations to make your stay in the City of Light as enjoyable and memorable as possible.We at Parler Paris know each and every apartment owner or manager personally, and stand behind thequality of those we represent. We understand your needs and desires, all the small details that make a rental apartment a warm and welcoming home and a much better alternative to an impersonal hotel!Parler Paris Apartments is administered and serviced by the same greatteam as Parler Paris, French Property Insider and French Property Consultation. You can trust that Parler Paris Apartments and all those with whom it is associated will do heir best for your 100% guaranteed satisfaction.

SPOTLIGHT APARTMENT(S): Le Beaubourg

Rue Beaubourg, 3rd Arrondissement
Studio Apartment
Sleeps up to 2

Located in a grand Haussmannian building, just steps from Le Centre Georges Pompidou, Le Beaubourg is a masterpiece of design and function. Warm, elegant shimmery colors mixed with luxurious fabrics, rich upholstery and elegant crystal and glassworks combine to create a space that you won’t want to leave. Upon entering the apartment, to the left is a gleaming new kitchen which features a stainless steel countertop, oven/microwave combination, refrigerator/freezer, washer/dryer, two-burner stovetop, coffee maker, kettle, toaster and all of the pots, pans, utensils and implements needed to allow you to be self sustaining during your stay. The queen-sized bed with padded headboard is made up with fine linens and an abundance of fluffy pillows, and flanked by two Art Deco night tables, each with its own lamp. The mirrored closet provides ample storage and hanging space, which is supplemented by another closet just inside the door of the apartment.

Reserve now! Visit http://www.adrianleeds.com/parlerparis/apartments/rentals/beaubourg.html

For more information go to www.adrianleeds.com/parlerparis/apartments or mail:apartments@adrianleeds.com.

A New Web site for New-Build Properties in France
By Matthieu Cany

http://www.articlesbase.com/

New builds and leaseback properties have become increasingly popular recently as people have become more aware of the economic advantages of buying this type of property, such as the lower notaire fees payable for new builds and VAT refunds offered on leaseback properties. That’s why Sextant Properties decided to create a niche website - to make it easier for customers seeking this type of property.

Customers of the new website need not worry about being charged more, however. Sextant New Build offers the same service as Sextant Properties, helping prospective buyers wishing to purchase property
in France. The service is free and the properties on the site are offered at exactly the same prices as a customer would pay if they went directly to the developer.

Among the fantastic properties currently available is a two-bedroom apartment in a luxury ski-spa resort, on the market for €264,046. Located in the town of Avoriaz at the heart of the Portes du Soleil (one of the largest ski areas in the world), this apartment is surrounded by 650km of slopes. There's also a three-bedroom apartment on an international 18 hole golf course in the heart of Provence. Situated in Pont Royal Golf, just 30 minutes from the beautiful town of Aix en Provence and 40 minutes from Marseille international airport, this stunning property is on the market for €260,000...

Read the entire article at http://www.articlesbase.com/real-estate-articles/a-new-website-for-new-build-properties-in-france-1410707.html.

HOT PROPERTY PICKS: Never Nix New

Each week French Property Insider features a range of properties which we believe are on the market at the time of writing. These properties are featured in order to give readers a sample of what is currently available and a working example of prices being asked in various regions of France and districts of Paris.

This week we focus on new build properties throughout France.

	***** Brittany: One-bedrooms** Only two miles from the superb beaches of the bay of Lancieux on Brittany’s Emerald coast Ploubalay is a charming and friendly small Breton market town in traditional unspoiled surroundings. It is of convenient access being only 10 minutes from Dinard’s low cost airport and 20 minutes from Saint Malo channel ferry port. Near the town hall and with all amenities on its door step our small development is located a stone’s throw from the pretty church and market square. It consists of 16 apartments in total, in two one storey buildings. Each property benefits from a balcony or terrace if on the ground floor. Purchase prices include an allocated parking space and a cellar. Internally the properties are light and modern and built to minimize maintenance. The specification integrates the latest energy saving regulations. Designed with one bedroom the units can however be merged, subject to construction progress, to provide more versatile family accommodation. Asking Price: From € 101 500 + 2% finders fee
	*** French Alps: Studios to Three-bedrooms At an altitude of 1600m and with one of the best snow records in the French Alps Flaine is the gateway to the magnificent Grand Massif ski area (166kms of runs). Within walking distance of the Grandes Platieres cable car which goes up to the runs in only 12 minutes. The development is located at the heart of the resort and with all amenities and services at hand. The project offers 68 high specification apartments built to the latest HQE – Haute Qualite Environnement, the international environmental standard for sustainable development and energy savings. Of contemporary architecture and with a sunny southern aspect the properties enjoy attractive views over the resort’s listed Sixties center and pedestrianized square. Cozy and extremely well appointed the apartments benefit from a large balcony and are designed for dual season occupancy. Outside the winter months Flaine’s superb alpine environment and excellent summer infrastructure ensure sustained rental potential and long term capital growth. Asking Price:From € 190 000 + 2% finders fee
	*** Normandy: One to Three-Bedrooms Minutes from the elegant town center, this new project is located in Deauville’s most prestigious residential area, the Mont Canisy quarter. The stunning development matches in style and quality its exclusive surroundings, on a small hill, in the grounds of a Chateau. The fine period architecture with gables and half timbering is reminiscent of the 1900’s and inspired from the famous Deauvilloise Villa Strassburger. In an attractive elevated position within the estate, the apartments will be built in three low rise buildings with views over the valley and the sea in the distance. The properties will benefit from a small private garden or a balcony. Some apartments will have cellars and they are sold with a garage or parking. The interiors are fitted to the highest standard with heat and sound insulation, spacious living rooms, fully appointed bathrooms. A number of larger apartments will offer duplex style accommodation. There are elevators to all levels. Access to the Domain is by remote control through the main gate and all apartments are fitted with videophone entry system. Asking Price:From € 239 000 + 2% finders fee
	***** Côte D'Azur: Three and Four-bedroom** Some 10 miles above Frejus, on the edge of the picturesque medieval hilltop village of Bagnols en Foret, south facing and with lovely views, a superb new gated development consisting of 40 Mediterranean style villas. Offering excellent value for money the properties range from three to four bedrooms and have a garage. Each house in the Domain is sited on a 1500m² individual plot which can accommodate a private swimming pool. There are four property designs offering versatile family accommodation on one level bungalow type lay out or on traditional ground and upper floor lay out. Extremely competitively priced and providing all the home comforts of a main residence the villas are built to a high standard with light and airy interiors and spacious al fresco terraces and patios. Within easy access to the beaches (20mns) the properties are minutes from the historical village center which offers all amenities including restaurants, bakers, newsagents and a twice weekly market with a good choice of local produce. Asking Price: From € 388 000 + 2.5% finder's fee

The Next Notaires' Property Auction - February 16, 2010

Notaires de Paris
Place du Châtelet
12 avenue Victoria
Paris 1st

Additional information on Les Ventes aux Enchères des Notaires can be found on the Web site at www.encheres-Paris.com.

To read Schuyler Hoffman's article about the property auctions in Paris, click on: www.frenchpropertyinsider.com/

	The following properties will be auctioned off February 16, 2010:
	2010-04-01 4 Rooms 97m² plus parking 147 rue Oberkampf 75011 - PARIS 11eme Starting Bid: 441 000,00 € Deposit: 88 200,00 €
	2010-04-02 5 Rooms 89m² 62 boulevard de Belleville 75020 - PARIS 20eme Starting Bid: 315 000,00 € Deposit: 63 000,00 €
	2010-03-02 2 Rooms 41m² 4 square Vermenouze 75005 - PARIS 5eme Starting Bid: 225 000,00 € Deposit: 45 000,00 €
	2010-03-03 2 Rooms 29m² 25 rue Pérignon 75015 - PARIS 15eme Starting Bid: 155 000,00 € Deposit: 31 000,00 €

Editor's Note: If you look at the properties on the Notaire's site (www.encheres-paris.com), when you click on the information for a particular property there is also a link to Google Maps to show you exactly where the property is located.

SEEKING A MORTGAGE IN FRANCE?

French Propety Loan When you make a purchase as important as a piece of real estate in a foreign country, you ant to know that you can trust the people you are dealing with. Adrian Leeds has developed a network of professionals that meet only the highest of standards. With the expertise and experience of Adrian and her team, you can depend on getting the best advice and support to feel completely confident that you are making an informed investment decision.

Let us help you secure a mortgage in France at a competitive interest rate. Visit www.adrianleeds.com/frenchproperty/loan for more information or contact Loan@AdrianLeeds.com

HELPFUL CONVERSIONS FOR REAL ESTATE

1 square meter = 10.7639104 square feet

1 hectare = 2.4710538 acres

For more conversions, refer to: www.onlineconversion.com/

Parler Paris Après Midi: Next Meeting

www.adrianleeds.com/parlerparis/apresmidi.html

The second Tuesday of every month, Parler Paris and French Property Insider readers gather at La Pierre du Marais for a drink and a "schmooze" --It's an opportunity to meet and chat with other like-minded people and a great way to make friends! Costs nothing except your drinks. Don't miss the next gathering Tuesday, March 9th, 2010 from 3 to 5 p.m. and every second Tuesday of the month (except August).

Managing Your French Property Insider Subscription is Easy!

We receive many emails from French Property Insider Subscribers who want to change their email address, or update personal information. But did you know that you can make these changes yourself?

It's easy...

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2. Click on "Manage Subscription." You'll find it under the "Subscribers Only" section in the sidebar.

3. Enter your username and password.

4. On the Welcome Page, go to "Manage Your Account" and click on "Change Password/Edit Profile"

5. Once you've made the changes, scroll down to the bottom of the page and click on "Save Profile."

Simple!

Of course, we're always happy to help, so if you do need assistance, send an email to fpi@adrianleeds.com.

THINGS YOU NEED TO KNOW

To access password protected pages: click on any of the links on the left panel of the home page of FrenchPropertyInsider.com under "Subscriber's Only," then type in your personal username and password.

Past issues of FPI are available on the Web site. You will find the
"Past Issues" link on the left under "Subscribers Only" or by going to
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Report, click on
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