LEB. For the last couple of months, it has been all the developers can think of. Behind this expression lies a new law, which will come into force in January 2013.

In practical terms, all housing will have to use less than 50 kWh (kilowatt hour) per square meter and per year. It is three times less than the current law. But it is just a national average. “The LEB law will be adjusted according to the regions. In Marseille, where the weather is nice, it will be 40 kWh; in Paris, a cloudier area, it will be possible to reach 65 kWh”, adds Benoit Arviset, development manager in Quatrinvest, a rental property investment specialist.

Bouygues, Nexity, Kaufman & Broad but also Les Nouveaux Constructeurs, Bouwfonds Marignan… Almost every big French developer has decided to anticipate the call. From the 1st of January for some or from the 1st July for others, all their developments have the BBC (French for LEB) label.

Tax benefits
The reason for such an enthusiasm is the great benefits developers can get out of it: in 2011, only BBC-labelled buildings will allow their buyer-investors to benefit from the Scellier system at its fullest, with a tax reduction of up to 25% for French investors. Without this label, tax benefits are limited to 15%. “It is quite a big deal for developers, because investors account for almost 66% of sales in France”, Paris-X University teacher Michel Mouillart adds.

Thus, the developers’ imagination is limitless when it comes to respecting the law. “Putting in condensing boilers is a good way to save energy” adds Bruno Corinti, chairman of Nexity Logement. “The building’s insulation is also very important” continues Marc Pigeon, chairman of the FPC, the French federation of developers.

Whatever the techniques used, professionals all agree on something: the shift to Low Energy Buildings increases the costs of construction by 8 to 12%, which represents an increase of 4 to 6% on capital assets costs.

In view of this situation, 2 choices can be made. Bouygues and Les Nouveaux Constructeurs both claim that their prices will not go up. The others intend to increase their prices to face this sharp rise in costs. “Because of the BBC law, our prices will increase by 3 to 5% next year” states Guy Nafilyan, CEO of Kaufman & Broad.

To find out more you can speak to one of our French new build consultants on 020 7428 4910

Source: Le Figaro

Once in St Tropez, we decided to sample the local seafood and watch the afternoon promenaders, which lead us to the marina. We were not disappointed, washing down seafood pizza with a dry and fruity rosé. Now that our stomachs were full we headed along the coast, meandering around Port Grimaud and Sainte Maxime. The former is known as a private lagoon pleasure city, full of waterways, yachts and houses in tasteful Provencal style. The brainchild of an Alsatian architect who wanted to recreate the feel of Venice, the town only arose from the sand dunes in the 1960s. Owners here are more than a little wealthy, and include Joan Collins. Sainte Maxime, often called St Tropez’s poor and less fashionable neighbour, was a pleasant surprise. The shaded streets were well worth a visit, including the 18th century church, colourful facades, cobbled alleyways and numerous squares with fountains.

We bought some souvenirs of course. I was told that in the area one is never more than 20 minutes away from a golf course! This is just as well, as it is such a popular sport and I for one wouldn’t want too many eyes watching as I retrieved my ball from yet another bunker.

It was getting late by then, and we decided to head back to our hotel in Nice, via the Esterel Massif, a coastal, rocky mountain range. It was however, too dark to see much by this point and we decided to explore further the following day.

The second day saw us visiting some new build developments. In Antibes we checked out the Perle de Jade Residence and The Antibes-les-Pins Residence which has been completed and boasts contemporary design and stunning sea views. In Nice we saw the Jardin Pastorelli Development of apartments and townhouses, which is situated at the heart of Nice old town yet still feels remarkably tranquil once inside. On the way to St Raphael we decided to take a better look at the Esterel, marvelling again at its wild, untouched beauty, with rugged red cliffs jutting into the sea and lush greenery.

On Saturday morning we decided to get up early and make the most of the covered Marché Provencal in Antibes. Here one finds the freshest produce you’ve ever seen, prawns, langoustines, crab, tomatoes, peppers (both far redder than the pale sorts one finds in supermarkets here), courgettes (bigger than any I’ve ever seen), lemons, salads, fresh herbs and spices in yellow sacks, and olives, stuffed with all sorts of heady ingredients- garlic, nuts, peppers, anchovies or marinated in thyme and lavender. We even spotted a celebrity, the Welsh footballer Robbie Savage, browsing the stalls with his wife.

As we were in Antibes, we decided to visit the Picasso museum in the Grimaldi Palace where we saw the resplendent “Joie de Vivre”, celebrating happiness regained (post World War Two), and the radiant Mediterranean light.

Continuing the arty theme, we then headed to Vallauris, west of Antibes, where Picasso lived for seven years. He practically single-handedly brought about the renaissance of the Vallauris pottery industry and his presence is felt and evoked continuously (he was allowed to decorate the chapel in town and created a bronze statue for the local children to climb on in Place de la Liberation).

Biot was the next destination on our map, a former pottery centre but now renowned for its glassblowers and bubble glass products. The glass factory is open year round to the public who wish to see the craftsmen create their masterpieces. Following on in the arts and crafts vein we ventured 25 minutes up the road to Grasse, the world capital of perfume. There are plenty of old perfumeries one can visit though we didn’t have the time. Still, you can wonder and wander to your heart’s content in between the 17 and 18th century buildings, under arched tunnels, up and down ancient steps and then unexpectedly come upon a square with a three-tiered fountain, a Cathedral or a watchtower.

On the way back from Grasse we decided to stop in Valbonne, a picturesque town which retains a familial, village atmosphere. We sat in a square and sipped a hot chocolate-coffee drink in a picturesque cafe, utterly delicious, as we watched the world go by again- children playing, parents sipping wine and watching, tourists like us basking in the last rays of the day.

Our final meal of the trip took place in Antibes, and we feasted on Aioli Provencal- vegetables (carrots, potatoes, green beans) with fish served with the aioli sauce, heaven for garlic lovers like us, but not quite as enjoyable for anyone stepping within a few feet of us. We then ambled along into Juan les Pins, which really comes alive when the sun goes down, with its giddy mix of casinos, clubs, live music and late night shopping. Watching the beautiful people drift past as we sipped a beer, it was hard to imagine that within 24 hours we would be back in less Mediterranean climes, contemplating another week in the rat race.

In three days, we saw plenty, and yet only briefly. What struck me above all were simply the colours- the blueness of the sea (it isn’t called the Cote d’Azur for nothing), the arresting old town of Antibes with yellows, reds, greens; quaint yet not overly so. And then there is the culture- for all the sunbathing, jet setting crowds, the Cote d’Azur is also a place of overwhelming creativity  and artistry, from perfumery to glassware, Picasso to pottery, it is truly a feast for the senses.

If you’re still unsure where to buy on the Cote d’Azur, and weighing up the pros and cons of Nice, Antibes, Cannes or any other town, don’t hesitate to get in touch.

Jim Beattie
Direct line: 020 7428 4915
jim@sextantproperties.com

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The residence comprises 38 2-bedroom apartments each with their own terrace. It is a secure, enclosed domain with green spaces managed with quality and respect. Each apartment benefits from Wi-fi internet, a flat-screen TV and a DVD player. The residence is built entirely with upmarket eco-friendly materials. There is a reception which offers a laundry service, a breakfast service and a cleaning service. Natural resources such as water and electricity are managed responsibly and all structural works are made of wood and glazed with natural products.
On-site facilities include: a secure outdoor swimming pool, a Spa with a Hammam, a Jacuzzi, a sauna, a children’s playground and a bar-terrace. The residence is a stone’s throw away from local amenities and night-clubs, a casino, and beaches; while nearby sporting facilities include 18-hole and 9-hole golf courses, a water sports centre, an equestrian centre, a hiking trail, a cycle track network, a tennis club and a children’s club.

Owing to its great location, the residence Rives du Lac is very easily accessible. Regular direct TGV trains are available from Paris to Bordeaux with a bus connection to Lacanau. Bordeaux is just 60 km away by car, and Bordeaux Merignac airport is 45 minutes away from the resort offering low cost and regular services to/from London, Manchester and Liverpool.

Click here for more information

Adagio Paris Haussmann Champs Elysees residence

The Adagio Paris Haussmann Champs Elysees residence offers refined and opulent living at the heart of the 8th district in Paris.

Type: studio apartment (30sqm)
Delivery date: delivered (in activity)
Architecture type: Haussmann style

Your property will be managed by a well known management specialist.
* Rents are guaranteed by 9 year commercial lease (renewable).
* Rental income paid annualy (possibility to defer mortgage payments).
* 3 options: from pure investment (3.90% yield) up to 4 weeks personal usage per year (with 2.52% yield).


For further information please do contact us on 020 7428 4910 or by email at info@sextant-new-build.com

Therefore, if you were selling an apartment off plan or a house you had built within these 5 years, the sale was subject to VAT and the buyer would have only to pay reduced notary fees. Besides that, although you had to transfer the VAT on the selling price to the Inland Revenue, you were able to deduct the VAT you had paid on the purchase price/construction.

The payment of the VAT is restricted by the reform to the sale within the 5 years of an off plan apartment (= VEFA: Sale of property for future completion).

For a private individual, this rule implies the following:

•    1st case: the individual sells an off plan apartment within the 5 years before completion. The sale is subject to VAT (with the right to deduct the VAT amount he paid on the purchase price) and the buyer pays reduced notary fees. In that case, the rule is the same than before the reform.
•    2nd case: he sells a house he had built, within the 5 years before completion. Then, the sale is not subject to VAT but to transfer taxes (standard notary fees around 6-7% of the purchase price), paid by the buyer. Also, the vendor cannot deduct the VAT on the construction.
•    3rd case: he sells a property that he renovated and that can be classed as a new build, within the 5 years. In that case, the VAT is not charged if the property is sold by a private vendor. On the other hand, if a professional sells a renovated property, it is classed as a new build sale and will be subject to VAT.
The last two cases involve brand new solutions for private vendors: on one hand, you cannot get the VAT back on a construction and, on the other hand, the buyer cannot benefit from reduced notary fees.

Examples

You bought a property in 2008 and you sell it this year.

•    1st case: the property is an off plan apartment/house. The VAT is charged since the property is sold within the 5 years, and the buyer benefits from reduced notary fees.
•    2nd case: you sell a house you had built. The VAT is not charged and the buyer pays standard notary fees.
•    3rd case: It is an old property (house/apartment) that you fully renovated. The VAT is not charged and the buyer pays standard notary fees.

In conclusion, the brand new concepts are:

•    Purchasing subdivided land could be subject to reduced notary fees.
•    Selling a house you had built, within the 5 years, is not subject to reduced notary fees anymore.

Come to this free property seminar and learn how to choose investment properties with good returns for a reliable income now and in retirement, the advantages of buying off-plan and how to avoid the perils posed by currency fluctuations.

This seminar’s featured development will be the stunning off-plan development of Pont Royal Golf. Located in the highly sought-after Provence region (which receives over 300 days of sunshine every year), just 30 minutes from the Mediterranean coast and close to the beautiful town of Aix-en-Provence, this development offers residents luxurious eco-friendly apartments and villas set in a beautiful 450 acre park with an 18 hole golf course, excellent sporting facilities, fabulous restaurants and brilliant entertainment throughout the year.

The guest speaker will be Bernard Comptat who will speak about life in his native Provence and why property investors should be looking to purchase in this highly desirable area of France.

This seminar is free but places are limited so book now to avoid disappointment.

Date: Thursday 7th January 2010
Price: FREE

More about Pont Royal Golf

Photovoltaic panels differ from conventional solar panels in that they convert light energy into electricity, rather than being reliant on solar heat energy. In the south of France, which enjoys up to 12 hours of sunshine a day during the summer and up to 5 hours a day in midwinter, both types of panel can be used to great effect. However, the switch to solar power is only a viable option – it is also a lucrative one. France is currently taking drastic steps to address the issue of climate change; President Sarkozy is determined to make the country “the world leader of non-carbon energies, by developing renewable energy and drawing on its industrial know-how”, and, to this end, recently announced plans for a controversial new “carbon tax” which aims to penalise those with excessively high carbon emissions. Although these proposals have met with widespread opposition, the French government has followed them up with an altogether more enticing scheme – it plans to increase the generous incentives which are offered to businesses and individuals in return for switching to solar power. The regulations are currently still in the drafting stages, but are expected to be put into practice by January 2010. The sums of money awarded to new converts to solar power could be as much as 30 cents per kilowatt per hour for private residences, meaning that France would enjoy one of the most generous solar incentive schemes in the world. The proposed incentives will be calculated in relation to geographical location – areas enjoying the highest levels of sun will offer significantly lower tariffs than those with a cloudier climate. Jean-Louis Borloo, French minister for energy and the environment, has grand plans for France’s future, aiming for 23% of French energy to be generated by solar power by 2020, in compliance with EU obligations.

Although some may have previously rejected the idea of installing solar panels on the grounds that they are bulky and unattractive, this is no longer a valid excuse. Technological advances have rendered them slim, sleek and unobtrusive – even stylish – and new-build developers have been quick to recognise the potential environmental and economic benefits. It is becoming increasingly common for new developments to list integrated solar panels as one of their major selling points, illustrating the fact that an ecologically sound lifestyle has become a priority for buyers. The energy required to manufacture a solar panel is cancelled out after two or three years of use, and each panel has a life span of a number of decades, so it is an entirely carbon neutral method of generating power. As the name implies, solar panels harness the the immense natural energy of the sun; solar rays are a completely renewable, entirely non-polluting form of raw energy, creating electricity cleanly, simply and silently without the harmful by-products associated with the use of fossil fuels. At first sight, the cost of installing the photovoltaic panels can seem prohibitively expensive – equipment generating the recommended amount of electricity for a family of four would initially seem to set you back around €15000. There are, however, a number of other incentives that could be taken advantage of, and which would drastically reduce the overall installation costs. For example, the installation may be eligible for a local or regional grant, which could bring initial costs down to around €10500. Additionally, the benefits of drastically slashed electricity costs make the idea of switching to solar power both viable and enticing.

If you would like to be among the first ones to discover the latest developments, you just need to register and wait to receive our email alert.

We hope that it will help you better in your French property search and feel free to send us your feedback: http://www.sextant-new-build.com

This development, on which construction has already begun, is scheduled for completion during the first quarter of 2010. This is a fantastic opportunity for those wishing to purchase a property in this charming seaside city located near Perpignan and the Spanish border.

Classified as a site of outstanding natural beauty which has inspired many great artists such as Matisse and Derrain. With its slate walls, cypress trees and pastel colours, this lively city has charming street markets, art galleries, gourmet restaurants and regular festivals and is just 40 minutes from Perpignan-Rivesaltes airport which is serviced by Ryanair

click here to view the properties in Collioure

The 2nd quarter new housing sales rose by 29.6% in comparison to 2008 while building permit records are lessening according to the Department of Ecology.

A step towards recovery!
Approximately 28000 new homes in France were sold in the 2nd quarter representing a 29.6% increase over 2008 although there was a 5% sales slope this first quarter. However, the number of new homes arriving on the market is winding down compared to 2008 (-28.9%). By the end of June, the total amount of new build properties on the market was 22.9% lower than the end of June 2008.

As for building permits, the fall goes on. Building permits issuance fell by 29.6% between May and July 2009 compared to the same period a year earlier. Between April and June, there was a 32.3% decline compared to the same period last year. For Benoist Apparu, Housing State Secretary, these indicators still point out “steps toward recovery in a balancing market.” The 2nd quarter is indeed “showing a lift in sales resulting in housing sales stock shortenings”, he said.