Showing posts with label Apartments to buy in paris france. Show all posts

Tuesday, January 16, 2018

Find Property for sale in Paris (75), France

Property for sale in Paris (75), France

This project is located in the 14th Arrondissement close to the boarder of the 6th Arrondissement, a prime location in Paris. Consisting of 3 buildings housing 99 LUXURY APARTMENTS over 7 floors, with Concierge to make your life easier, top-quality s.

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-703022

Habitable: 28m 2

Beds: 1

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Established and successful holiday rental business including 3 tree-houses and a character stone house, above the Vallée de la Dordogne. The stone house is available for rental to the holiday site managers or purchase. It sits i.

Sale T2 apartment of 41m2 approximately, 2nd floor with elevator overlooking courtyard in Paris, 66 Rue Rivoli / 3-5 rue du Temple- Paris 4iem Marais district, facing the BHV on one side, and overlooking the esplanade of the Liberation, on the other.

Paris 5th - Latin Quarter, 48m2 - 3Pieces, an apartment crossing street and small courtyard, well arranged without loss of space, with the original features including moldings and fireplace? composed of an entrance, a small fitted kitchen, a bathroom.

For Sale By: Leggett Immobilier

Ref: FP-83026SBU75

Habitable: 48m 2

Beds: 2

Paris 5th - 49m2 - 2Pieces, Between the Pantheon and the place Monge, a nice flat on the ground floor without vis-à-vis, as a house crossing on garden and terrace for private use, in the heart of islet, consisting of entrance, an independent e.

For Sale By: Leggett Immobilier

Ref: FP-82626SBU75

Habitable: 49m 2

Beds: 1

Paris 6th - Saint-Germain-des-Prés - Close to Rue de Buci, Rue Mazarine, Place Furstemberg, a beautiful apartment type loft that offers a living space of 58m2 (57.42m2 Carrez law) . This big loft, ideally located, on the 1st floor without elev.

For Sale By: Leggett Immobilier

Ref: FP-77381SBU75

Habitable: 57m 2

Beds: 1

Paris 1st - Beaubourg - 56m2 - 2 bedrooms - Only 350m from the Pompidou center, and 500m from the Forum des Halles and its canopy, limit of the Marais (4th) and the 3rd arrondissement, this apartment will surprise you by its location and its function.

For Sale By: Leggett Immobilier

Ref: FP-80364SBU75

Habitable: 56m 2

Beds: 2

PARIS 1st - SAINT HONORE / LOUVRE. Privileged and sought after environment. Lots of charm and standing for this bright and calm flat of 73m ² approximately, on the 3rd floor in building of the 17th century. Comprising a very nice entrance-galler.

Completion date Q3-201855 Apartments – Studios – 4 bedrooms2% Deposit to secure reservations – transferred to the French notary office Top floor apartments will have garden space, other apartments will come with a terrace or balcony.

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-702424

Habitable: 49m 2

Beds: 1

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-702425

Habitable: 64m 2

Beds: 2

New build apartments and studios for sale in the 5th Arrondissement or Latin Quarter on Paris' Rive Gauche. Depending on the stage of construction you will have the opportunity to customise your apartmanet according to different interior styles depe.

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-703179

Habitable: 95m 2

Beds: 2

A new-build project incorporating a revitalized period façade transforming a beautiful baroque building into a collection of modern studios, apartments and penthouses within a superb location in Paris 16eme district. The apartments will be bui.

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-702499

Habitable: 102m 2

Beds: 3

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-703114

Habitable: 104m 2

Beds: 3

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-703024

Habitable: 113m 2

Beds: 3

For Sale By: Town & Country property for sale - Euro Immobilier Chalais

Ref: AA-702500

Habitable: 125m 2

Beds: 4

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Friday, January 5, 2018

Where to Buy an Apartment in Paris, Best Locations in Paris for Real Estate

Where to Buy a Paris Apartment

Start your Paris real estate search keeping in mind our essential location considerations and you'll be sure to find the best neighborhoods and investment savvy spots of Paris to call home.

Where to Buy a Paris Apartment

When searching for your dream apartment in Paris we cannot stress enough that old saying: “Location, location, location!” Before buying, spend time really getting to know Paris – to find the right neighborhood balanced with knowledge about the Paris market and the best locations. As with any real estate investment, it’s all about location. Finally, after finding that perfect apartment, be sure you find a builder and architect who you can trust!

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The Right Neighborhood For You

The first step to buying an apartment in Paris is to identify the neighborhoods where you would want to live. There are lots of beautiful areas in Paris, and each one has unique characteristics and charm. A number of arrondissements are “colorful and emerging”—as described by real estate agents—and apartment prices tend to be cheaper as a result. Some neighborhoods such as the 6th and 7th are more expensive, but are unquestionably the most sought-after by buyers and therefore the highest priced.

It can be hard to find a balance, but we advise clients to think long and hard about the long-term value of the purchase. Our advice is to think defensively. In a weak market, what arrondissements will still be sought after by Parisians themselves and by other foreigners? As in any city, the best neighborhoods tend to hold their values even in bad markets. When actual transactions numbers shrink, you want to be in the neighborhood that is still seeing buying activity.

We read an interesting article about the 17th arrondissement recently that sums up this experience. The prices per square meter are more affordable than some Left Bank neighborhoods and there is a lot of choice. While we enjoy the 17th and the area bordering the Park Monceau, we know it’s not the first choice for a foreigner when searching for that special apartment in Paris. Many of the streets are lined with buildings that are hard to distinguish from one another and the area lacks the charm of the 6th and 7th arrondissements.

Emerging neighborhoods offer their own charms and prices can be much lower than elsewhere. For pioneers, it can be an excellent long-term investment. But we stress long term. We ask our clients to consider the unexpected: if they need to sell, are they in the neighborhood that still attracts foreign buyers and Parisians?

Also, for those colorful and emerging neighborhoods, there is a safety factor, which remains an important consideration. Our quick check is to ask: “Would we let our adolescent children walk around here at night?” If the answer is no, we say no to the apartment.

Tips and Advice

When looking at an apartment for sale in Paris, try comparing its location to where it might be located in a city you know well. You can generally make this handy comparison if you have spent any time in Paris. Picture the apartment relative to where it would be located in a city you’re very familiar with, such as the Bay Area, New York, Boston or London. For example, is the Paris location comparable to Pacific Heights or Russian Hill in San Francisco—neighborhoods that have held their value in good markets and bad—or an emerging area such as East San Jose, which has declined substantially in the past few years. Our advice is to go for the best area you can afford, because properties there tend to hold their value even in bad markets.

So think hard about whether your apartment is in one of those unquestionably sought-after neighborhoods, one that has stood the test of time. We love several “emerging” neighborhoods in Paris, but we want to be sure that this is a high demand location should we decide to sell.

Will Parisians Buy in Your Neighborhood if the Market Weakens?

It's an obvious question, but if the market is weak, what are the neighborhoods that Parisians aspire to live in? This is important to consider. There are some neighborhoods they won't touch and others where they would love to buy apartments at the right price. "Come on in, the water’s fine": If an agent pushes you to buy in a neighborhood that doesn’t feel right to you, or an apartment that doesn’t quite fit your criteria, pause and think hard.

This may sound overly cautious, but we advise buyers to consider the unexpected in terms of the economy and their own personal situation. Buy in the absolute best area you can afford, so that even the locals will snap it up should you decide to sell.

Remodeling Costs Are the Same so Buy in the Best Paris Location

This is our motto and an all-important tip. Wherever you buy, most apartments need remodeling. The costs to remodel are an important factor and they are the same whether you buy in an “emerging” neighborhood or in the best. Having completed dozens of Paris remodels to a quality standard, we estimate remodeling costs between €1,500 and € 2,500 per square meter.

For a 70m2, two bedroom apartment, a full remodel will cost between €200,000 and €300,000. This is for a high quality finish, including electricity, plumbing, new bathrooms, new kitchen, restoration of features, carpentry, architect-supervised, using the best materials, and to French building codes.

Since the costs are such an important part of the apartment price, don’t trade down for a less than perfect neighborhood or apartment. You might save €100,000 to €200,000 buying an apartment in a less desirable neighborhood or without an elevator, but you’re going to spend the same amount to remodel it – €160,000 to € 300,000. And importantly, the resale and scarcity value of the better location will stand the test of time.

Deposits and Payments: Be careful that the builder is trusted and will still be in business should there be a problem. You will pre-pay for initial materials and works and you want to be sure the builder doesn’t disappear. A popular search agent in Paris recommended her own builders to several clients. The trusted builder was in the middle of remodeling her own and several clients’ apartments when the builders went bankrupt halfway through the jobs with all of their deposits. It was an expensive nightmare to locate others who could finish the job.

Building to Code: We’ve remodeled dozens of apartments over the past decades and think we’ve seen it all. Check out your builder by calling references. And whatever, anyone says, do not agree to an all cash job. Among other problems, you will have no recourse should there be a problem.

For example, owners purchased a gorgeous Paris vacation rental on rue du Bac and used the search agent’s recommended builder. They decided to pay for the labor in cash, saving them the VAT. The total cost was over € 300,000 to remodel the two bedroom, two bathroom apartment, but they began to experience problems with water leaks in a bathroom and the heating broke down during the first cold snap. After the third major leak, the insurance company cancelled their coverage and neighbors downstairs were up in arms.

We sent in a trusted builder who discovered that the pipework was badly connected under the shower – and there was no access except to break through the tile work. In addition, moisture kept accumulating and running down the walls because the costly venting system vented to … nowhere. The toilet evacuation pipes were narrower than standard, a future problem waiting to happen. He checked the electricity panel; it was not certified or up to code which explained why it shorted out when the heating came on. It was a serious accident waiting to happen. The owners spent thousands in repairs, but were lucky a fire hadn’t broken out.

Find a Recommended Builder You Trust!

As mentioned, quality remodeling can cost between €1,500 – €2,500 per square meter. Yes, we have seen apartments that have been remodeled for less. Many are perfectly acceptable for the first year, but often there are many hidden problems that are only discovered afterwards. There really is no such thing as a free lunch; it pays to find a recommended builder and architect if you’re carrying out significant works.

Recently, an owner bought a beautiful apartment and, in the usual practice, requested estimates from two different builders for the remodel. She chose the least expensive company over a group of builders we have used and trust. Overall, the other builders did a good job. However, they didn’t have experience remodeling in small spaces and no one checked where the builder planned to locate the water heater and access points. Most of us are used to living in large apartments or homes and don’t realize the complexity of designing into small spaces.

The water heater broke down twice in the first six months and we sent in our maintenance team to investigate. Unfortunately, the builder had walled in the water heater behind the toilet – with no access point. Not even the main water tap was accessible! While the costs to repair were considerable, the owners were grateful we were able to supervise the repairs with a minimum of cost and damage. It could have been much worse.

Yet another set of builders advised owners to let them quietly install air conditioning, without building permission or the knowledge of the co-owners. When summer came, the air conditioning condenser dripped onto the concierge’s bedroom window. The dripping woke her up at night, and she complained to the co-owners. The co-owners sued the owner, forced it to be removed … and a year later there is no permission in sight.

Ask builders for references, review the plans carefully and follow up on the works every step of the way.

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Wednesday, January 3, 2018

Buying property in Paris, Housing, Expatica France

Buying property in Paris

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How to find the perfect property in Paris, whether you want to live in an apartment in Paris's city centre or find a house in the quieter Parisian suburbs.

Paris has the largest number of English-speaking expats in France. The cost of living in Paris is high but you get a lot for your euros in this upmost cosmopolitan city, with its tree-lined boulevards, bistros, markets, shops and world-famous landmarks. Find out where to buy a house in Paris to make the best investment for your needs while living in France's exciting captial.

Paris is still a good place to buy

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While property prices in most of France have fallen over the past few years, homes in Paris have continued to rise (an incredible 37 percent since 2009) – until now, according to financial news agency Bloomberg. As French president François Hollande introduces tax increases and cuts property subsidies, it looks as if property prices will fall – and continue to fall – in Paris. So while it might not be a great time to buy if you're looking for a quick return on your property, you might be able to bag yourself a bargain if you're lucky. Paris is always going to be a good place to buy property: "Prices in Paris won't collapse," says Bernard Cadeau, Chairman of Orpi, France's largest real estate agency "everybody in the world wants to buy in Paris." The scarcity of rented accommodation in the city means that you'll always be able to rent out your home.

How much are properties in Paris?

Property in Paris is sold (and priced) by the square metre. As a rough guide, an average one-bedroom apartment is about 30 square metres; something more palatial could be up to 500 square metres.

If you're single or a couple without children then deciding where to live in Paris is probably a no brainer: you'll want to live in the city itself. But if you're coming to live here with your family, you might want to look outside the city limits, especially if you want to buy a house (although bear in mind that most bilingual/international schools will be in the city and immediate surroundings).

Paris is divided into 20 different neighbourhoods called arrondissements, each with its own number, character and special features. Starting right in the centre, the first is situated on the right bank of the Seine around the Louvre. Each successive arrondissement is located in a clockwise spiral direction around the city, rather like a snail shell, and numbered consecutively – so the lowest numbers are the most central and the highest are the furthest out. For more information on each of the 20 arrondissements, see 'Where to live in Paris'. Unsurprisingly, the further away from the centre you go, the cheaper the property (although, like most cities, most districts in Paris have expensive and less expensive areas within them).

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What can you buy in Paris's 20 arrondissements

What little residential property there is amongst the museums and theatres in this most central of arrondissements is extremely elegant – think Rococo, Renaissance and Empire – and expensive. For example, an elegant apartment near the Place Vendome or Tuileriescan costs well over EUR 13,000 per square metre, although something on a busy road above the shops of the rue de Rivoli will be cheaper at around EUR 11,000 per square metre.

This tiny but diverse area contains the Paris Stock Exchange, wholesale shops and hidden bars – and some pricey properties (over EUR 11,000 per square metre around the pedestrianised Montorgueil area or EUR 15,700 per square metre for a bijoux apartment on the rue Léopold-Bellan) and cheaper, less charming places along the large boulevards north of the rue de Clery at around EUR 7,000 per square metre .

This is where you'll find the fashionable, buzzy Marais, centre of the city's gay and Jewish communities, and the very sought after (expensive) Ile St Louis. Tall wooden doors hide elegant courtyards and mansion apartments: the older parts in the south are more expensive. A small apartment on the desirable rue Vieille-du-Temple may cost up to EUR 14,750 per square metre; a ‘character' apartment in the area from the Hotel de Ville to St Paul will start at around EUR 10,800 per square metre. If this is too expensive, then look behind the Pompidou Centre or between Temple and the Place de le Republic for properties around EUR 8,500 per square metre. If you find an apartment needing renovation, you may be able to negotiate up to an 8 percent discount.

The Latin Quarter may be full of students, with cheap cafes and bars, but the chic apartments in beautiful buildings cost a packet: around the Sorbonne and Pantheon are upwards of EUR 11,200 per square metre. Prices are a lot cheaper round the Gared'Austerlitz. Look out for Art Nouveau and Art Deco buildings in amongst the older properties.

This area, with its narrow medieval streets, cool restaurants, bookshops, fashion houses, prestigious academic institutions and the Jardin du Luxembourg, is very fashionable and very expensive: a tiny (95 square metres) apartment overlooking the St-Sulpice church recently sold for EUR 2 million (EUR 21,000 per square metre). Most start between EUR 10,500 and 13,500 per square metre.

A large apartment in a grand Art Nouveau or Art Deco block in this exclusive, aristocratic area may give you a view overlooking the Eiffel Tower or Les Invalides but will set you back a hefty EUR 15,000 per square metre.

The best value places are to the north of the Gare St Lazare (if you're close to the tracks and don't mind the noise, you can pick something up for under EUR 6,500 per square metre). Apartments in the Golden Triangle (Champs-Elysées – Avenue Montaigne – Avenue George V) are at the other extreme. Architecture ranges from Renaissance, through 19th-century Haussmann to Art Deco and Post World War II.

Prices average EUR 9,000 per square metre in this area – a mix of business and residential – including the upmarket Boulevard Haussmannand shops like Galeries Lafayette. Look to the slightly sleazier area to the north, closer to Pigalle and the red light district, and you can slash around EUR 1,500 off the square metre price. You'll find 18th-century apartment blocks called immeuble de rappor there in the 9th (and in some of the other arrondissements, too). Flat-fronted, they have small rectangular rooms (sometimes knocked into larger rooms), parquet floors, brick fireplaces and lowish ceilings.

Despite urban renewal, the 10th still has run-down areas and a fair amount of crime (especially around the Gare du Nord and the Gare de l'Est), but that's why you'll pay around EUR 7,000 per square metre for an apartment here.The Canal St-Martin area has become very trendy – disused factories transformed into lofts, for example – with prices upwards of EUR 9,000 per square metre; add EUR 2,000 per square metre for a canal-side view.

This area is densely populated with a mix of people: young singles, couples, gay, trendy, bourgeois, and poorer immigrants. There are parks and markets around the trendy Place de la Bastille and Place de la République (and apartments for around EUR 9,000 per square metre); and trendy, shops and restaurants around rue Oberkampf and rue Fauberg St Antoine. An apartment in a 1980s block with balcony and parking around the Père-Lachaise cemetery costs around EUR 10,000 per square metre.

Primarily residential and popular with young families, the area has been regenerated in recent years. It has open spaces – Parc de Bercy and the vast park Bois de Vincennes – and trendy shops. You can expect prices to the north to be EUR 8,000+ per square metre, while further south a 1970s or 80s condo will be around EUR 7,000 per square metre.

There's been lots of regeneration here too, with masses of (not very attractive) modern high rises and the city's main Chinatown area. Historic Butte aux Calles has cobbled streets and a villagey feel but is generally pricey, with 19th-century apartments between EUR 9,800 and 11,000 per square metre. Cheaper prices can be found in Tolbiac where 1960s–70s apartments with parking go for under EUR 8,500 per square metre. Cheaper still are the modern blocks on the outskirts of the city, priced around EUR 5,000 per square metre .

This area, dominated by Montparnasse, is a residential area popular with UK and US expats. Around the beautiful Montsouris park there are streets lined with houses, not apartments, which is very unusual in Paris. Apartments in Montparnasse and Denfert-Rochereaucost are in the region of EUR 10,000 per square metre and upwards; prices get a lot cheaper the further south you go towards the périphérique – around Porte de Choicy, or Porte d'Ivry you can pick up something modern between EUR 5,000 and 7,500 per square metre.

Another densely populated areas of Paris, this solid residential area hasn't got much in the way of nightlife or culture – but it does have some of Paris' most prestigious schools, some of which are bilingual. Property gets more expensive (and more attractive: Art Deco and Nouveau, Haussmann) the closer you get to the elegant 6th and 7th. Further south, closer to the périphérique, property is less prestigious but much cheaper. The average price for the area is just over EUR 9,000 per square metre.

This is a very affluent, leafy, safe and conservative residential area popular with (wealthy) families, with several museums and the vast Bois de Boulogne (a park twice the size of Central Park). The average price here is just over EUR 10,175 per square metre. As well as period and modern apartments, there are lots of private hôtels particuliers, some still occupied by single families, and some gated, single-family mansions.

In the north west of the city, what was once a rough working-class area has now become fashionable amongst the young. While the average price is around EUR 8,000 per square metre, prices rise around the villagey Place St Ferdinand, Parc Monceau and rue De Prony, but drop very substantially around La Fourche in the north. Foreigners like the area around the Arc de Triomphe/Ternes for its central location.

This area contains Montmartre (and the Sacré Cœur) with its truly breath-taking views across the city (and some breath-taking prices to match: EUR 11,500 per square metre at the top end). While some parts are a bit touristy, there are lots of quiet, leafy little back streets. Property gets cheaper in La Goutte d'Or and La Chapell, giving an overall average property price of just over EUR 7,000 per square metre.The 18th is also the African/North African district, with the famous Barbès market.

A large arrondissement with a couple of nice parks (one containing the city's science museum) but generally rather run down. Property sells at an average price of EUR 5,000 per square metre here, but while you may bag yourself a bargain, make sure that you'll feel comfortable living here, as some parts of the district are quite rough.

This somewhat deprived but increasingly mixed area also has cheaper property (and one of the loveliest parks). With property selling at an average price of around EUR 6,600 per square metre – and as low as EUR 3,000 per square metre in some parts – the bargain prices have recently attracted a youngish, cosmopolitan crowd here, so it's a vibrant place.

While there are over 3,500 agents immobilièrs (estate agents) in Paris, almost all of them operate completely independently without any co-operation (with the exception of a couple of companies like Orpi), and there are almost no multi-agent agreements. It's also been estimated that about half of all Parisian property is sold direct by the owners. So property hunting can be a bit of a nightmare, which is why many people choose to use property finders.

Property tends to move fast in Paris: sometimes a property is sold the same day it goes on the market. Once you find a place you like, you may have to act fast. So:

Do your research into the different arrondissements and know what the price per metre is for that area.

Make sure you know what you're after at the outset.

Remember that making an offer is legally binding (see our guide to buying property in France).

Have your finances sorted (get a French bank account).

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1 Comment To This Article

Misha posted:

I used the services of property finders. It was way easier to find, and cheaper.

I now live rue des Saint Dres! Thanks to the team! www.daudruy-associates.com

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