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The essential purchase process is divided into two stages. The purchase is first formalized by a preliminary contract that may be prepared either by a notaire – a promesse de vente - or by an estate agent or privately between the parties – a compromis de vente.  

In either case, the seller is obligated to sell immediately upon signature, whereas the buyer has a 7-day period of reflection during which he can withdraw from the purchase without any financial penalty. 

The sale is finalized with a formal deed of sale, the acte de vente.  Regardless of the form of the initial agreement, the signing of the acte de vente is overseen by a notaire. 

Once the preliminary contract is signed, it is ordinarily between two to three months until the acte de vente is signed. During this time, the buyer obtains any needed financing, and the buyer’s notaire verifies good title to the property and takes care of other legal and administrative requirements surrounding the sale.

At the signing of the acte de vente, the buyer pays the purchase price plus all taxes, fees and commissions, the keys are handed over by the seller, and ownership of the property passes to the buyer. From the signing of the preliminary sales agreement to the final closing, the process generally takes between two and three months.

 

A compromis de vente is a mutual obligation of the buyer (to buy) and the seller (to sell). Literally translating as “a promise to sell,” the promesse de vente is a unilateral obligation to sell. 

There are two substantial drawbacks to a compromis de vente:

  1. If the buyer chooses not to complete the purchase, he can be sued for specific performance. While ordinarily the seller will just take the good faith deposit and resell, the agent – who stands to lose their fee entirely – can and may sue to recover their commission.
  2. If the buyer ultimately decides to purchase through a company structure, or wants to add a co-purchaser, there is a risk that this substitution will be considered a second “sale” of the property subject to double the taxes. 

Most importantly, the promesse de vente is drafted by your notaire, a legally trained authority on property transactions. Signing a compromis runs the risk of being poorly drafted and resulting in consequences the buyer (and/or seller) did not foresee. Our advice is always to sign a promesse if possible or, if not, to have a notaire review the compromis during the 7-day period of reflection, so that you can retract without consequences if need be.

Whether the parties sign a compromis de vente or a promesse de vente, the preliminary contract will always contain the following terms:

  • The agreed purchase price.
  • Any conditions for completion of the sale, including the minimum acceptable terms for financing if the buyer will be seeking a mortgage. The party to whose benefit any conditional clause was written will be released from the contract if that condition is not fulfilled.
  • The final (last possible) date for signature of the acte de vente.  

Upon the signing of the preliminary contract, a good faith guarantee of 10% of the purchase price is paid into the escrow account of either a notaire or an estate agent. The buyer may be able to negotiate putting only 5% down, but will in any case responsible for the 10% if he defaults.

The buyer will lose the good faith deposit if he fails to meet his obligations to purchase the property in accordance with the timing and conditions set out in the preliminary sales agreement. Acting in a timely manner to secure your loan and to arrange your final payment at closing is important to ensuring that this problem does not arise.

The notaire is a public official with legal training (but different from a lawyer) who prepares and registers official acts such as wills and property ownership transfers. Notaires enjoy a very privileged and highly respected position in French society.

In the context of property sales, while the preliminary contract can be prepared by either the notaire or the estate agent, French law requires that this deed of sale be prepared by and signed by a notaire. The notaire plays a vital role in the closing process:

  • Ensuring that the property being sold matches the title deeds and registry documents 
  • Establishing the identity of both parties (with the help of birth and marriage/divorce certificates) 
  • Ensuring that the seller is indeed the owner of the property to be sold 
  • Ensuring that there are no covenants other than those already mentioned in the preliminary contract that might adversely affect the property 
  • Searching the Land Registry with a view to establishing whether there exist any restrictions to the right of disposal of the property, such as easements or mortgages over the property 
  • If the property is mortgaged, ensuring that the purchase price will be sufficient to redeem the mortgage completely 
  • Obtaining from the local Town Hall a planning certificate showing the planning rules relevant to the property 
  • Informing any person or entity with preemption rights of the impending sale, so that they may decide whether they wish to purchase in the place of the buyer. In some areas of Paris, the city government has a right of preemption on any property sale. 
  • Calculating and collecting the stamp duties or purchase taxes, commonly known as “notaire fees”. A detailed breakdown of the notaire fees is provided below.

A notaire is different from a lawyer, since his primary role is to ensure that the transaction is legitimate and that the official requirements have been met. A good notaire, of course, is also an advocate for his client’s interests. 

One notaire can represent both parties in the transaction, or each party can have their own notaire. The total fee is set by law and paid by the seller,  regardless of whether there are one or two notaires involved. Having your own notaire is usually advisable.

French banks will lend up to 85% of the assessed value of the property and renovations to most non-resident buyers. French banks respect a very strict loan-to-income ratio for issuing mortgages, although some are more flexible in considering assets and investment income. Mortgage rates can be fixed or variable rates or a combination of the two. French banks require borrowers to obtain life insurance to guarantee the loan.

If the buyer is seeking a loan in France, the preliminary contract will include a conditional clause for financing. The clause sets out the intended loan amount, rate of interest, and length of the term. If the buyer cannot obtain a loan on terms at least as favorable as those specified, he is released from the obligation to buy the property without penalty.

Note that with higher priced properties, the seller may choose a buyer who does not have a conditional clause over one who does. So, agreeing to waive this conditional clause can be a real point of negotiation. Also note that, if you will be seeking financing only outside of France, the conditional clause will not protect you.

It is advisable to be in contact with banks or a mortgage broker at the start of your property search, so that you know what your borrowing capacity will be and will have all your documents ready once you have found the right property.

Yes. But, exchange rates can be prohibitive if you are moving money from other currencies. If your home currency is not Euros, working with a currency exchange service is key to getting favorable exchange rates on transfers, mortgage payments, and other financial needs. 

If you take out a mortgage in France, you will be required to establish a French bank account for your monthly payments. Even if you don’t, most utilities and other French services can be paid by automatic debit if you have a French bank account, so most owners establish one regardless.  

There are several options for structuring the property purchase:

  • in your own name
  • in the joint names of you and your spouse or co-purchaser(s);
  • in the names of your adult children or of someone who will eventually inherit the property from you;
  • through an ordinary limited company, whether foreign or French;
  • in the name of an SCI (société civile immobilière), a company specifically structured for owning and managing properties in France. 

Each method has its own advantages; the best structure depends on your own personal circumstances and your intended use of the property. For example, SCI’s are only allowed to rent out their properties unfurnished; so if you are looking to do furnished rentals, that is not the right purchase structure.

It is important to address the ownership issue early on and to purchase correctly, because substantial fees and taxes are assessed any time the property changes hands or if you change your holding structure. In this regard, if you create the right structure so that a property passes smoothly to your inheritors without “changing hands,” your inheritance tax savings can be substantial. 

Having the right information and choosing the right ownership structure is the key to maximizing the potential of your property investment.

The buyer should normally expect to pay fees and taxes of about 6.5-7.5% of the purchase price. These break down roughly as follows: 

  • Land Registry taxes (known as TPF - Taxes de publicité foncière) of approximately 5.1%
  • Miscellaneous expenses – calculated according to various documents that the notaire must search and examine in order to draft the deed of sale. They usually amount to less than €700. 
  • The notaire's service fee, set at 0.825% for properties over €16,800. The fee is subject to VAT (value added tax) of 19.60%. If each party is represented by their own notaire, that fee is split between the two.  

Agency fees are included in the listing price that buyers see for a property. Listing fees are ordinarily about 5%. The purchase is ordinarily structured so that the buyer pays the seller and the seller pays the agency out of his total. But, it is also possible for the purchase contract to separate the two, with the buyer paying the seller his net price and the agency fee separately. 

The advantage to most buyers of this second option is that they do not then pay notaire fees on the agency commission amount; a significant savings. But, for non-resident buyers who need the maximum possible financing, banks often will not finance the agency fee if it is paid in this way. 

Since there is no loss or gain either way to the seller, the buyer should be aware of this issue and ask for the structure that best suits his needs. 

Apartments in Paris are sold as condominiums, with each owner in the building owning and sharing in a proportional amount of the building dues based on the proportional size of the apartment. 

The amount of the building dues will vary depending on the number of apartments and the relative size of your apartment (which determine your proportionate ownership of the building), as well as the services and amenities in the building: an elevator, a live-in concierge, a courtyard with flowers that need tending, collective water and/or heating are some of the factors that will play into the amount of the dues. 

The fixed quarterly dues take care of insurance, taxes, and the regular maintenance and upkeep of the building amenities, as well as the service fees of the syndic, or management company. Any special maintenance or updating – a roof that needs to be redone, refurbishing the façade of the building, or adding an elevator – are voted on by the owners at an annual meeting, or at a specially convened meeting if the need is urgent or if a particular owner wants to bring a point up for order outside the regular annual meeting. Any special projects that are approved by the owners are paid for by special assessments, which are similarly accorded in proportion to your share ownership of the building.

On average, an apartment of about 80m2 will have dues of between 150 to 300 euros per month. Dues are paid on a quarterly basis.

The seller must provide the results of 6 required diagnostic examinations of the property before the signing of the preliminary sales agreement:

  • loi carrez – precisely defined measurement of the surface area of the property
  • presence of lead
  • presence of asbestos
  • presence of termites
  • condition of the electricity installation
  • condition of the natural gas installation 
  • assessment of the quality of insulation, gas emissions, etc. (graded on an energy index)
  • presence of any natural/environmental risks (for example, flood zone)

These tests are performed by companies that certify their results; if they prove to be incorrect, you will have recourse for compensation. However, they are informational: the seller has no obligation to correct any problems that are revealed. It is thus important that you read and understand the tests, so that you can make an informed decision whether to purchase.

You can also choose, at your own cost, to have the property you intend to buy surveyed. However, additional surveys are ordinarily not performed and, particularly in Paris, ultimately prove to be of limited use. A survey may be advisable for properties purchased outside of Paris or other metropolitan areas, particularly of independent houses, as their condition may be less certain.

All property in France is governed by French inheritance laws, which include certain forced inheritance provisions. Particularly for buyers without children, or with children from previous marriages, it is worth consulting an attorney and possibly drafting a separate will to govern inheritance of your property in France.

You will also want to establish homeowners insurance on the property and its contents that should be effective as of the date of close. 

Once the purchase is complete, you will want to have utilities transferred to your name, and set up telephone, Internet and other services. If you want the building management company, the syndic, to send you quarterly statements and other information overseas, you will need to get in touch with them to let them know your home address.  Paris Property Group will take care of these arrangements for clients as part of our start to finish service.

It is customary, as well as convenient, to set up automatic debit of these bills directly from a French bank account, so that you are not struggling to keep up with bills from afar.

Prior to the final signing, the notaire will send the buyer a completion statement showing the balance of the purchase price and all other fees and taxes required to complete the purchase. The buyer will need to get those funds into the escrow account of the notaire in time for the date fixed for the signing of the deed of sale, the acte de vente.

The buyer can either be physically present to sign the acte de vente, or arrangements can be made for a Power of Attorney to enable another person to sign on the buyer’s behalf. 

When the acte de vente has been signed, the notaire distributes the funds to the respective parties: the purchase price to the seller, the taxes to the state, fees and charges owed to the building management, commissions to the real estate brokers, and keeps the amount of his own fee. 

Property owners who spend less than 184 days a year in France and do not pay income taxes in France are considered "non-resident." Non-resident owners are expected to: 

  • pay property taxes ("taxe foncière");
  • pay occupancy taxes (“taxe d’habitation”), unless you have a long-term renter in the property, in which case this tax is their responsibility;
  • pay income tax on any income deriving from activities in France (including rental income from the property).

There is no Multiple Listing Service (MLS) in Paris. With over 3,500 agencies in Paris alone, finding a property is a difficult task for resident or non-resident buyers. A comprehensive property search requires visiting scores of agencies, scanning websites, and pursuing numerous listings in each individual neighborhood.  What’s more, about 40% of the properties in Paris are sold directly by the owner. Visiting those properties is yet another challenge.  

Paris Property Group’s approach is comprehensive. Working one on one with a search consultant, you access all the best properties on the market, and are assisted with the evaluation, selection, and negotiation. Listing agents represent the seller and are not incented to look after your interests.  That is where we can really be of value to you, saving you not only time, but money. See a sample property report here.

After we’ve found your perfect place, we manage the entire process through to closing.  We oversee the signing of the preliminary purchase agreement, then we help you find all the resources you need — mortgage lenders, banks, renovation and decorating experts, legal and tax advice.  After the purchase is complete, we set up your utilities, telephone, building management communications and homeowners insurance, all to ensure your smooth transition from property buyer to property owner. 

Another important factor to consider:  Paris Property group is a licensed real estate agency, unlike many supposed property search agents in Paris,.  We carry the requisite insurances and real estate licenses to protect your interests. From an investment perspective, unlicensed “search consultants” fees cannot be included in the purchase agreement, and ultimately are not included in your capital gains basis when you sell the property. Most importantly, when you work with an unlicensed agent, you are not protected by the French real estate laws and regulations that protect you against their errors, missteps or misrepresentations.  Your investment is an important one.  Don’t trust it to just anyone.

Property search service is a professional activity governed by French law regulating real estate sales. Paris Property Group is fully licensed, bonded, and insured, in accordance with the law.

The fragmented French market can make that a formidable task.  With no Multiple Listing System, individual agencies only list their own properties.  They can’t and won’t show you properties listed elsewhere, though sometimes properties are listed with more than one agency – which makes for even quicker sale, before you have a chance to make your move.

Thus, buyers must go from one agency to another, leaving their contact information and hoping for the best.  Should you happen to walk in at the right time, you might be in luck.  But since good properties sell quickly, competition among buyers is fierce and agencies have no real incentive to maintain a relationship with you as a buyer.

Furthermore, France has the biggest private seller market in Europe: more than half of the properties change hands without the use of a real estate agent.  So even if you had first  access to the properties listed in the 3500 real estate agencies in Paris, you would still only know about half the properties on the market.

Each Paris Property Group consultant handles a maximum of three buying clients at any one time.  If you are an international client coming for only a limited time, your search expert will work exclusively with you during your stay.

Beginning in 2012, if your net wealth in France exceeds €1.3m, the total value is subject to wealth tax.  Previously 800K euros could be exempted, but no exemptions are allowed now.  If your property is valued at less than €1.3m no wealth tax reporting is required.   Taking a mortgage to keep under this threshold is one way to ensure protection.  Only mortgage debt and presumably other valid third party debt may be taken into account.   

Starting in 2012 there are only two tax rates that apply:  0.25% on net wealth valued starting at €1.3m up to €3.m, and 0.5% on net wealth of €3m and above.  So, for example, if your wealth is €1,300,100,  the 0.25% rate is imposed on that full amount or 3,250 euros a year.

One important change affects the popular strategy of holding French real estate in an SCI.  Going forward, when valuing the shares of a real estate holding company, such as an SCI, shareholder debt may no longer be taken into account.  This neutralizes a typical planning strategy, namely, designating a significant share of the cost of the real estate on the books of the SCI (or other form of holding company set up for that purpose, such as an LLC), as “shareholder loan”.  Before the advent of the New Law, the shareholder loan was considered debt in valuing the shares of the holding company, usually resulting in a negative value for the SCI shares and hence no wealth tax on those shares.  This strategy is no longer effective since only legitimate debt such as a mortgage is allowed now.  This change is retroactive, so real estate holding companies (defined as companies whose assets consist predominantly of real estate) set up in prior years must be revalued when determining the value of the holding company for wealth tax purposes.  For more information see the memo on our blog.

From the first day we take on the sale of your property, we share the listing with select real estate agencies in the property neighborhood, and other agencies that specialized in your type, size or property location. In addition, we are members of a 400-agency network working on a shared database. Any of these agents can propose the property to potential buyers with whom they are in contact. If you have agents that you are particularly interested for us to work with, we are glad to share the listing with them as a priority. We also build a website specifically for the property, so that interested buyers can see exactly what is there and we do not have to hassle you with visits by prospective purchasers who are not the right fit.

We list online through both English language and French language listing sites, to give the property wide exposure to potential buyers.

With your permission, we provide information about your property for sale to quality merchants and shops in the area – Paris remains a village, and a lot of information and sales pass through local channels. Again, the interest is to get the widest exposure we can for the property and bring in the maximum number of potential buyers to secure the highest price for your sale.

A seller must provide the buyer with the results of 6 required diagnostic examinations:

  • loi carrez – precisely defined measurement of the surface area of the property
  • presence of lead
  • presence of asbestos
  • presence of termites
  • condition of the electricity installation
  • condition of the natural gas installation
  • assessment of the quality of insulation, gas emissions, etc. (graded on an energy index)
  • presence of any natural/environmental risks (for example, flood zone)

As of January 2011, the results of the energy performance test must be included in the property sale listing. Since all the diagnostic tests are done by one company, it makes sense to get them all done before the property is listed.

While you get the advantage of our multiple listing approach by having many outlets working to sell your property, Paris Property Group manages all the visits and controls all the listing information for the property. This ensures that the information is communicated effectively and correctly. We are present for all visits, inter-agency or otherwise, and provide each potential buyer with complete information on the property so that they are well-informed and can act quickly to make a decision about whether they want to pursue their interest. We work out a set schedule of visiting times with you, to have the least impact on your day and give you a fair chance to put things in order so that the property presents at its best.

We stand by our commitment to act in your best interests. When we work on an exclusive contract with our clients, the commission fee is 5% if we share the sale with another agency, but we reduce our fee to 4% if we sell the property on our own. The reduced fee is our guarantee to you that our interests are aligned with yours, to ensure that you get the maximum possible out of the sale.

The selling process is divided into two stages. The sale is first formalized by a preliminary contract that may be prepared either by a notaire – a promesse de vente - or by an estate agent or privately between the parties – a compromis de vente

In either case, the seller is obligated to sell immediately upon signature, whereas the buyer has a 7-day period of reflection during which he can withdraw from the purchase without any financial penalty.

The sale is finalized with a formal deed of sale, the acte de vente.  Regardless of the form of the initial agreement, the signing of the acte de vente is overseen by a notaire.
Once the preliminary contract is signed, it is ordinarily between two to three months until the acte de vente is signed. During this time, the buyer obtains any needed financing, and the buyer’s notaire verifies good title to the property and takes care of other legal and administrative requirements surrounding the sale.

At the signing of the acte de vente, the buyer pays the purchase price plus all taxes, fees and commissions, the keys are handed over by the seller, and ownership of the property passes to the buyer. From the signing of the preliminary sales agreement to the final closing, the process generally takes between two and three months.

There is no capital gains tax on the sale of a primary residence in France.

For a secondary residence owned either individually or through an SCI, the amount of capital gains owed at the time of sale is determined by (1) the fiscal residence of the seller, and (2) the number of years that the property was owned by the seller. 
The base rates are as follows:
 
French residents: 32.5% 
EU residents: 19% 
non-EU residents: 33.33%

The tax owed is reduced by a graduated percentage for each year of ownership between 5 and 30 years, with no capital gains tax owing after a property has been held for 30 years. 

The reduction schedule is as follows:

·      Between 6 and 17 years of ownership: 2% allowance per year. 
·      Between 18 and 24 years of ownership: 4% allowance per year. 
·      Between 25 and 30 years of ownership: 8% allowance per year. 

For the purpose of calculating the capital gains, fees paid to licensed real estate agents on the purchase or the sale, and notaire fees paid at the time of purchase, are included in the basis of the property for purposes of calculating the seller’s taxable gain. 

Other adjustments also apply, including certain renovation and improvement expenses. After 5 years of ownership, a seller can either itemize actual renovation expenses, or add 15% of the purchase price to the basis of the property as the value of improvements (even if no improvements were made). 

Any tax due is calculated and collected by thenotaire at the closing of the sale. If capital gains tax is due, the law requires that a nonresident seller hire a company that guarantees that the seller paid the government the correct amount of capital gains. The fee is 1% of the selling price of the property.

 

 


Agency fees are included in the listing price that buyers see for a property. Listing fees are ordinarily about 5%. The purchase is ordinarily structured so that the buyer pays the seller and the seller pays the agency out of his total. But, it is also possible for the purchase contract to separate the two, with the buyer paying the seller his net price and the agency fee separately.

For many people, the idea of owning a pied-à-terre in Paris or a vacation home elsewhere in France remains just a dream: they either can't afford it, or they think that they wouldn’t use it often enough to justify the expense – and don't want to be an absentee landlord the rest of the time.

But an intriguing new concept in real estate is changing all that.  Fractional ownership -- also called shared ownership -- is rapidly growing in popularity as an alternative to sole ownership of vacation homes. With fractional ownership, a group of investors purchase a property together, each enjoying a proportionate share in the benefits and assuming a proportionate share of the expenses.

Market prices for great apartments in the most coveted neighborhoods in Paris reaching top dollar, especially with the continued strength of the euro. As such, the cost of a luxury property with sound investment financials is beyond the reach of many vacation home buyers.

But a well-chosen fractional property can afford you many of the benefits of owning a Paris pied-à-terre at only a fraction of the cost of sole ownership.  The right fractional ownership property in Paris offers the luxury amenities and services that appeal to Paris lovers, investors and travelers, and is opening the door to smart property ownership in Paris like never before.
Fractional ownership properties in Paris offer luxury, quality and a sound investment :

  • Investment Quality: We buy smart, carefully selecting properties in premium locations and with standout features, intelligent floor plans, superior craftsmanship and elegant design that afford you the best appreciation potential on the market.
  • Luxury design and amenities: From the layout of the apartment to the cutlery on the table, every detail of our properties is designed to assure maximum comfort and luxurious style. Air-conditioning, en-suite master baths, top-end appliances and quality craftsmanship all under the direction of a top designer: it's what you would do for yourself, and better.
  • Property Management and Concierge Services: We ensure that your investment and your vacations are worry-free by taking care of all aspects of property management and administration. This includes handling all the administrative, legal and financial aspects of owning and renting the property, and providing you with a full accounting of your investment and the money earned and spent. What’s more, you are pampered you with a comprehensive suite of concierge services to assure that your vacations are memorable, meaningful, and totally trouble-free.

The private co-ownership groups are small, typically five to 13 owners per home, for a superior level of privacy and pride of ownership. Calendar management is simplified, and personal use time is completely flexible year by year, with unused time generating rental income for the owners. The small number of investors allows for greater flexibility to make effective ownership decisions about ongoing issues or eventually selling the property.

Private co-ownership is a mutual commitment between the management and the owners, as well as a financial bond between the owners themselves. There is unique mutual due diligence process that assesses whether private co-ownership is right for you. We help you to evaluate your investment and personal objectives, and help you to fully understand the business model and how becoming an owner in our fractional ownership properties can meet your needs and expectations. Knowing that your co-owners have also gone through this process gives you the confidence that your objectives and expectations are aligned throughout the owner group.

As a small group of well-qualified owners participating in a boutique vacation investment, the co-owners acquire personally meaningful properties and diversify their portfolios by investing in great vacation real estate.

The private co-ownership owners hand-pick their use time each year, from zero up to the maximum number of weeks per share, with any unused weeks going to the rental pool. The property management rents out the weeks that you are not in residence in order to create an income stream for you. For that, these properties are carefully chosen and outfitted to meet the exacting criteria of the short-term luxury rental market in Paris, in the very heart of Saint Germain des Près. The property is rented through only the most exclusive rental agents, ensuring that unused personal use time generates the maximum possible income for the owners. As an alternative option, the properties are part of a home exchange network of hundreds of properties worldwide, through which you can exchange weeks in your Paris home for time in another destination property.

The total share price includes all closing costs and title transfer taxes, legal and financial fees, supervision of the purchase, furnishing and renovation. There are no additional fees, taxes or hidden charges for the owners.

The ownership structure – a US company that holds shares in a French company (the SCI), which, in turn, owns the property – means that each individual owner can avoid the tax filing and other formalities that normally come with owning a property in France. All French taxes are paid by the SCI, a process entirely managed on behalf of the owners so that they have no confusing foreign documents to fill out or legal requirements to fulfill. Each co-owner will receive a concise tax statement for their portion of the income (if applicable) and expenses, which they can then include in their personal income tax statements in their home country. We strongly suggest that each of our clients obtain individual tax advice, to understand the possible tax benefits or liabilities in light of their personal tax situation and planned usage of the property.

The costs associated with cleaning and maintenance, property management, property taxes, utilities, building assessment fees, and a reserve fund for repairs and replacement are incorporated into the annual operating budget. The budget is prepared by the management company and presented to the co-owners every year for their review. Ongoing maintenance decisions are designed to keep standards high and costs low. Owners will have full visibility and oversight regarding maintenance and upkeep.

Each owner is fully vested for his or her share ownership and is free to sell it privately at any time. The solvency of the buyer will be evaluated so that the shareowner can be released from all future liability for mortgage and upkeep/maintenance expenses.

We do not buy back shares from individual investors. However, through our database of interested shareholders-to-be, we are glad to assist you in locating a willing buyer. We are constantly being contacted for our fractional offerings, and currently have a waiting list for upcoming Paris fractional ownership properties.

Existing owners may also be interested in purchasing additional shares and they will be offered the opportunity to do so.

Absolutely! All of our projects have personal storage for you to leave belongings you only need in Paris behind - coats, guidebooks, wine - whatever!

 

Paris Property Group is always on the lookout for our next fractional project.  If you would like to be kept apprised of upcoming projects, let us know.

We pride ourselves on our straightforward, no nonsense style, and our client-focused approach. Paris Property Group works with buyers and sellers alike, specializing in the unique needs of the international client.  


Miranda Bothe, our founder and managing director, is American, formerly an attorney, who has successfully built a team and a company focused on providing top-notch service to clients.  We deal honestly, giving you accurate and complete information, and access to a network of agency and private seller relationships that we have developed over time, resulting in great property finds for our buying clients and consistently above-market sales prices for our selling clients.

Property search service is a professional activity governed by French law regulating real estate sales. Paris Property Finders is fully licensed, bonded, and insured, in accordance with the law.

Many supposed property search agents in Paris do not carry the requisite insurances and real estate licenses. From an investment perspective, their fees therefore cannot be included in the purchase agreement, and ultimately are not included in your capital gains basis when you sell the property. Most importantly, when you work with an unlicensed agent, you are not protected by the French real estate laws and regulations that protect you against their errors, missteps or misrepresentations. Whoever you choose to help you find a property, please ensure that they are properly licensed and insured to perform the services they are proposing. Your investment is an important one.

Whoever you ultimately choose to help you find a property, make sure that they are properly licensed and insured to perform these services.

Our comprehensive buyers agent services include not only finding the best properties and presenting comprehensive reports on them, but giving you access to our network of partners in legal, banking, renovation, decorating and whatever else you need to realize your purchase objectives. Importantly, we go the distance to understand what our clients are looking for and are effective at identifying properties that meet those objectives.  Our clients tell us consistently that working with us resulted in them finding a superior property while saving time and money.


During the process you work one on one with a search consultant, gaining access to all the best properties on the market, and we assist you with the evaluation, selection, and negotiation. Listing agents represent the seller and are not incented to look after your interests.  That is where we can really be of value to you, saving you not only time, but money.  After we’ve found your perfect place, we manage the entire process through to closing.  We oversee the signing of the preliminary purchase agreement, then we help you find all the resources you need — mortgage lenders, banks, renovation and decorating experts, legal and tax advice.  After the purchase is complete, we set up your utilities, telephone, building management communications and homeowners insurance, all to ensure your smooth transition from property buyer to property owner.

Our services go beyond property searches, including providing market and negotiating expertise, providing resources to legal, tax, lending, renovation and other services. We do not take an upfront fee, instead relying exclusively on a success-based commission only if you find and purchase the property you are looking for. While we can exclude certain properties from your search, we work on an exclusivity basis with our clients, asking that they entrust their search entirely to our search consultants. The market is fierce and we are competing against the hundreds of other buyers who want the same property as our clients, we prefer to remain on the same side with you, not competing against you in our search.

For our selling clients, our goal is to get the best selling price for our clients through wide but well-controlled exposure of the property by working with other agents, private buyers, and our network of notaire, developer, rental and architect partners, as well as listing it on public sites to find a large number of buyers and get the price bid up as high as possible.  We do not post the listing and then wait passively for a potential buyer to come along like the typical agency. We find that our detailed, comprehensive approach to positioning and marketing property consistently brings in higher prices and more serious buyers. Working with Paris Property Group doesn’t cost you any more than working with a traditional agency, but our way of doing things gives outstanding results.

We work on an exclusive basis with our clients to sell properties quick, for the highest possible price.  We are actually unique in the market and operate completely differently than any other French real estate agency.  Simply put, our goal is to get the best selling price for our clients through wide but well-controlled exposure of the property by working with other agents (rather than hoarding our listings in-house as most French agencies do).

We work directly with other agencies, private buyers, and our network of notaire, developer, rental and architect partners, as well as listing it on public sites such as seloger.com, to find a large number of buyers and get the price bid up as high as possible.  We do not post the listing and then wait passively for a potential buyer to come along.  You would have to list with quite a few regular agencies to achieve the same result, but that can backfire because buyers are suspicious of a property that is listed in every window.  Furthermore, all those competing agencies just want a quick sale so they can beat out their competitors, they don't try to maximize price.  

We find that our detailed, comprehensive approach to positioning and marketing property consistently brings in higher prices and more serious buyers.

No, but PPG has an excellent network of service providers that we are pleased to introduce to you.  We pride ourselves in making sure you have all the resources you need, when you need them, for a seamless experience.

Our multi-national, multi-lingual background makes us a natural choice for international clients. We have a network of legal, finance and renovation partners to make your property purchase smooth and worry-free.  We are experts in maximizing the time of visiting clients.  We pre-select properties and send you photographs, floor plans and other information.  Once you are here, we accompany you to visits, and give you expert analysis.  We’ll even provide you with a complimentary mobile phone for your use while here.  Our partners in financing, renovation and decoration can meet with you along the way, so that you needn’t seek out any resources on your own.  And French, English, Italian, German and more are spoken among our staff and partners.

We comb through listings, pound the pavement, talk to the neighbors and the concierges.  We call and visit our contacts at agencies and related businesses.  We leave no stone unturned in our search for the property you’ve been looking for.We achieve results through hard work, our numerous contacts and extensive property database, which is updated daily – all to give you the finest selection of properties to choose from.  Why?  Because we don’t earn our fee until you’ve successfully made your purchase!

PPG can help vacation rental agencies add truly special apartments to their portfolio of rental properties.  We know what makes a great investment property that will rent well and retain lasting value.  We also understand the calibre of integrity and customer service that international clients expect.   We would be happy to help develop a program with top-notch vacation rental agencies to help find prestige apartments with excellent investment value.  And when it comes time for an owner to sell, our extensive contacts with international buyers can help find another investment buyer, ensuring top value for both seller and agency.  

Our Referral Partner program offers the opportunity to earn fees simply by putting us in contact with buyers who decide to use our services. Join our family of professionals by referring your contacts to us when they're looking to buy. A Paris Property Group expert will do the work - you'll collect a referral fee.  It's that simple.

Ask us how we can help you attract and keep great properties at contact(at)parispropertygroup.com.