French Property Prices – 2009 & 2010 Forecast

Current Situation (February 2009)

Although residence and property charges have visible dramatic declines lately in a few countries (e.G. USA and the UK), costs were exceptionally strong in France. In truth, in January of 2009, there was a moderate boom (zero.6%) compared to the previous month. Furthermore, 2008 saw charges decline with the aid of only 2.5%, which did now not even offset the 2007 boom of three.8% (figures from FNAIM, France’s national affiliation of property marketers).

Unlike sure different international locations (e.G. USA, UK, Spain), France isn’t experiencing large belongings fee discounts. Instead, it has seen during the last four years a reduction within the price of house inflation, with last year a slight price reduction. The many predictions of a huge fall of French property charges in 2008 have been confirmed incorrect and extra current predictions for a huge fall in 2009 will likely prove equally incorrect (see the remainder of the article for discussion).

French Property Price Stability

Historically, France has had enormously stable charges. In any given 12 months belongings can also growth or decrease with the aid of a small quantity, however, historically prices have been extended in keeping with inflation over each the medium and long time. From 1999 to 2006 there has been an exchange from this traditional pattern, but marketplace fundamentals at the moment are reasserting themselves and the French belongings market has again to its everyday conduct considering that 2006.


Expectations that this could be accompanied with the aid of a length of big belongings deflation are based in large part on the reviews in other countries (consisting of the UK, USA and Spain). However, such predictions do not take enough account of the critical variations among these markets and the French marketplace. To begin with, charge inflation in France has been an awful lot lower than in those other nations, so the French assets costs have not reached the immoderate ranges to be observed some other place and therefore are underneath a great deal less stress to drop.

Limited Property Speculation

In France, belongings funding is typically a great deal more conservative than in different nations. Property has a tendency to be purchased as a protracted-time period funding for a number of motives:

Historically, France has had a strong property marketplace, in preference to the growth-bust tendencies found somewhere else. Consequently, there isn’t always a perception that belongings can be used to make brief or smooth cash. Instead, it’s far purchased for one’s personal use, often later in life whilst one is settled and intends to stay in the equal vicinity for a substantial time frame. Alternatively, it’s miles purchased as a long-time period funding.
The charges of buying and selling belongings are pretty high in France, with property agent charges generally double or maybe triple that determined in the UK, whilst Notaire fees and taxes can consume 10% of the fee of assets. Consequently, the fee for a property needs to rise by using up to fifteen% simply to cover those costs, so one ought to hold onto a property for a longer time frame if you want to income.
French banks have substantially greater conservative lending practices than some other place. A sizable deposit is typically required (rather than the 100% mortgages found within the UK), as is coverage to guarantee reimbursement. Furthermore, the large-scale lending to high danger debtors (as located inside the USA sub-high loan marketplace) isn’t always to be located in France.

This view of belongings as a protracted-term investment, each through assets owners and by means of banks, adds huge balance to assets expenses. In the modern-day financial disaster, the reality that France does now not have a massive range of high-hazard debtors is equally essential. In the us, as the economic scenario has declined, many borrowers have defaulted on their mortgages and therefore a massive variety of houses are pressured income. These pressured income have reduced property prices, resulting in in addition loan defaults and further pressured sales. Thus, inside the USA one sees a massive increase in the supply of property, at the identical time as demand for property is dropping because of the monetary issues. The huge drop in USA, UK and Spain assets expenses is due to this imbalance of supply and call for.

Although France, like several nations, has speculative assets purchases and loan defaults, the ranges are far lower than in different nations due to the reasons discussed above. Consequently, it has now not visible a big increase in property deliver and therefore isn’t experiencing the assets price problems determined some place else.

Property Demand

Although the French assets market has been largely free of the problems found some other place in phrases of belongings speculation, loan defaults, and forced sales, it’s far laid low with a large lower in the call for. Within France, this lower is in part because of financial troubles and partly due to humans keeping off purchases because of lack of self-assurance approximately the destiny economic situations.

There is also a completely considerable drop in purchases of property via foreigners. Partly that is due to the global economic crisis, with related economic problems and worries. However, adjustments in foreign money quotes also play a giant function; as an instance the drop in the UK pound from its ancient average of one.Five euros/pound to the modern 1.1 euros/pound approach that French assets is now a ways more pricey for UK shoppers. Furthermore, further to making belongings extra high-priced, folks who are dependent on a UK income discover that the currency charge changes make the price of living in France an awful lot better than a 12 months in the past. Finally, for those who might promote their UK belongings to fund the acquisition of a French property, the drop in UK belongings costs mean that they could have much less cash. Similar difficulties are faced by using potential buyers from USA and some of different international locations.

Although the decline in overseas purchases has most effective a limited effect on the overall marketplace, it has a disproportionate impact on sure kinds of residences where the overseas client makes up a sizeable segment. These encompass man or woman residences (e.G. Farmhouses in need of healing, chateaux) and high-end houses in areas in particular favoured via overseas shoppers (e.G. Provence). Consequently, the considerable reduction in foreign customers has contributed to those sorts of properties falling greater than the marketplace average (in some instances, drops of 20% to 30% as opposed to the market common decline of 2.Five%).

Outlook for 2009, 2010

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The typical French property market must remain exceedingly stable. Overall, it is possibly there might be small declines over the subsequent years, despite the fact that there may be months wherein prices increase (along with January, 2009). However, in belongings segments where foreign consumers have a massive have an impact on, costs will remain very depressed until the international economic state of affairs improves.