Trovare ville in vendita

Real estate listings in France are not the same as in the United States (where you can search every property that’s for sale –and all past sale prices– in one MLS system that every agent uses), or in Canada and the UK (where sellers price their properties at close to market value). On the French Riviera, prices are often unrealistic and it’s hard to find good listings or reasonably-priced villas for sale. This is due to a number of reasons….

Real Estate Listings in France

You may find this shocking, but only 58% of all villa sales are via real estate agents, and many of those are sold ‘off-market’ to their clients (or developers, che poi danno all'agente un'altra commissione quando rivende l'immobile) senza la necessità di pubblicare l'annuncio online.

The rest are via auctions, directly via notaires (4% of sales), or through private sales via local newspapers, social media, classified sites, or specialty property press (listed by the owner). This is because real estate agents charge between 4% and 10%, and many owners would prefer to try selling another way, only dealing with agents if they can’t find a buyer on their own.

Once an agent gets hold of it, they’ll first try to “off-market” offer it to their clients and other agents they have partnerships with. If none of them can find an interested buyer, that’s when they start paying to advertise it. They hold off on making the listing public for as long as possible because publicly advertising it invites competition from other agencies (other agents find it on Google Earth and approach the seller, so they’ll make the commission if they sell it). So usually if a villa hasn’t sold by the time is publicly advertised, it’s because it’s overpriced or has issues. Learn about why so many villas are overpriced.

In summary, villas on the French Riviera proceed through three markets — private, off-market, and publicly listed:

Market 1: The Private Market. First, sellers try to sell without using an agent. About half of all villas are sold privately, senza essere quotato presso un agente.

Market 2: Off-Market. Se non riescono a vendere privatamente, allora si rivolgono a un agente immobiliare. Un'alta percentuale di ville viene venduta "fuori mercato" dall'agente ai suoi contatti esistenti, senza essere pubblicata o pubblicata su Internet.

Market 3: Publicly Listed. If nobody wants to buy the villa, then agents list it publicly on the internet. These villas usually sit on the market for many years and don’t sell unless the owner dramatically lowers the price.

Nearly all of the villas that are listed publicly are the ones that have issues and are overpriced.

Make sure to read about real estate agents in France before working with them.

Trovare ville in vendita

While there’s no single website that has tutti the publicly-advertised listings, there are several websites that aggregate, the best is Le Site Immo (which shows when the listing was posted, the m² price and price drops). Other are: Le Figaro, Green Acres, Edizione James, E Super Immo. They all allow you to sign up for new listing alerts via email. As you’ll see if you watch the alerts for a while (years, even), the same houses keep getting re-listed over and over.

Quando effettui una ricerca su questi siti, assicurati di ordinare per prezzo, poiché ciò renderà più facile individuare annunci duplicati e informazioni falsamente gonfiate sui m².

Another thing to be aware of is that some agents refuse to work with other agents (for various reasons), resulting in the agent you’re working with telling you a property has sold when it hasn’t, so make sure to double-check with another agent (or, later, in DVF). Also, many deals fall through — a property with an offer on it is far from a done deal and very well may end up back on the market.

You can find listings of villas that owners are trying to sell directly (‘private sales’) by searching in Facebook groups and on listing sites like Le Bon Coin, PAP e ImmoGo.

On the French Riviera, the seller pays for the agent’s fees, but those fees are baked into the price, so if you buy direct you might be able to negotiate a lower price.

There is an interesting website called Castorus, which tries to track which real estate listings have changed the price, and how long the listing has been online. It will give you a sense of the minimum length of time a listing has been online, and if the price changed on the sites they track.

Reading Real Estate Listings

Listings normally say the number of m² and pieces (rooms) that a villa has, but these numbers are sometimes inflated / inaccurate. Frequently, we see the m² of a villa inflated by 50% to 100%, and sometimes as much as 200%! In theory this is not allowed, but in reality agents do not get punished for false advertising in Francia.

Each main room, not including the bathrooms, storage or kitchen, are considered a ‘piece’. So a 3-piece is usually a 2-bedroom. Watch out because some agents fluff this a little by calling a 2-bedroom with an extra large living room a 4-piece, so it’s important to double-check. A ‘salle de sejour’ or ‘salon’ is what Americans call a ‘living room’. Some estate agents list rooms as bedrooms even if they aren't cosa considereresti una camera da letto (senza finestre o soffitto molto basso, troppo piccola, ecc.), quindi assicurati di contarlo di persona presso la struttura.

Timing is Important

Since only 62% of villas on the French Riviera are primary residences, that makes the spring and summer less ideal for finding a villa to buy, as many owners have rented out their villas for the summer. There’s more selection in the fall, after the summer vacation rental season. By the winter, owners whose villas are still on the market may be more flexible on pricing.

Auctions & Foreclosures

Auctions and foreclosures may (or may not) provide an opportunity for a bargain in France. Usually an auction is chosen to affect a quick sale – perhaps because of divorce, inheritance, or to settle debt. You can find out if there are any auction or foreclosure properties for sale in the area you want by checking the Notaires website e Kadran.

Properties at auction will typically have a much lower reserve than the market price and all wannabe bidders will need to pay a deposit in advance – which can be anything from 5% to 20% – if you don’t win the bid your money will be returned. Additional fees add up to roughly an extra 10% and may include court expenses, lawyers’ fees, publication fees and more – it is important to check in advance what your obligations are. Here’s some more information about French property auctions.

Acquistare una Villa? Leggi questo prima!

Quando sei pronto per cercare una proprietà, assicurati di leggere il nostro guida completa all'acquisto di immobili in Francia. Queste guide spiegano come stimare un immobile vero valore, come ottenere il miglior prezzo ed evitare prezzi eccessivi, a cosa fare attenzione, come evitare di essere truffati e molto altro ancora.

Innanzitutto, per comprendere il mercato immobiliare in Francia, è necessario capire come Il prezzo al m² è una truffa gigantesca. Successivamente puoi passare alle altre guide:

Il nostro guida alla direzione del mercato include: previsioni del mercato immobiliare della Costa Azzurra, tendenze attuali e storiche dei prezzi nel mercato e ragioni per cui i prezzi continueranno a scendere. Inoltre, supplementare guida ai russi e al loro impatto sul mercato immobiliare della Costa Azzurra.

Il nostro guida a truffe e segreti Include: avvertenze sui trucchi immorali che agenti, notai, venditori, sviluppatori e costruttori usano per ottenere più soldi da voi. Questa è una lettura obbligata, ed è la guida per i whistleblower che chi lavora nel settore non vuole che leggiate.

Il nostro guida agli agenti immobiliari include: le cose disoneste che ti diranno gli agenti, come operano le agenzie immobiliari, gli agenti dell'acquirente e i cercatori di proprietà, perché dovresti evitare agenti illegali e non locali e di chi fidarti (un avvertimento importante).

Il nostro guida alla determinazione del prezzo e del valore di mercato di una villa include: perché ci sono così tanti prezzi eccessivi, come stimare il valore di mercato di una villa (quanto vale) e una guida passo passo per trovare il prezzo della tua offerta.

Il nostro guida alle cose importanti da scoprire include: rapporti diagnostici e indagini, sole e microclimi, potenziali problemi con la vista, tasse sulla casa, età, accesso a Internet e dispositivi mobili, zone pericolose (rosse), rischi per la salute, problemi di privacy e spazio, problemi nelle vicinanze, cosa effettivamente possiederai, aggiunte e strutture illegali, perché vengono vendute, come verificare e altro ancora.

Il nostro guida alle cose da considerare include: il tuo attuale costi, problemi nell'acquisto di una villa "appena ristrutturata", informazioni sulla criminalità locale e sugli abusivi e domande da porsi.

Il nostro guida al processo di acquisto include: negoziazione del prezzo e offerta iniziale, scelta di un notaio onesto, acquisto in attivo, offerta ufficiale e deposito, utilizzo di una SCI, insidie contrattuali, periodo di riflessione, cosa fare prima di consegnare il denaro e firma finale.

Il nostro guida per il post-acquisto include: insidie assicurative, consigli per le seconde case, affitto della villa, ristrutturazione e cosa sapere sull'assunzione di personale.

Guida per i venditori: Come stabilire il prezzo della tua villa in modo che venga venduta.