But what do you need to think about before you embark on your property search?

The Connexion spoke to property experts to find out what potential movers should consider when looking to buy property in France.

Do your homework

Make sure you research France and its varied regions before you start house hunting, or better yet, take a trip to research possible locations.

“France is a huge country with massively varied countryside, architecture and climate. A holiday spent touring the part that you are drawn to is good research,” says Julie Savill, from estate agency Beaux Villages, which has local property experts across France.

“Take a map and start marking areas, towns or villages that you like. Narrow down your search area before you even start thinking about viewings!” she says.

How remote do you want to be?

Many people dream of moving to rural France and escaping the hustle and bustle of the city, but it is worth thinking carefully about just how rural you want to be and what the ramifications of a rural life could be.

“There are plenty of properties where you can be very rural, with no neighbours and a short or long drive to the nearest village. For some, this seems idyllic, however, you need to consider whether the novelty of seeing very few people and always having to drive to get your bread and provisions will wear off over a period of time,” says Natasha Alexander of Suzanne in France, a British-owned estate agency based in Normandy.

“We recommend you do some research into the nearest village and large town and decide how close you would like to be,” she says.

Create a wishlist

Writing down what you definitely want in your new house can be useful when it comes to starting your property search.

“How many bedrooms/bathrooms? Will you do renovation work or just decorating? Do you want the luxury (and the cost) of a pool? Would you be happiest in a village or do you want to be completely alone in the countryside?” says Ms Savill.

Also consider what kind of house you would ideally want to buy.

“Do you dream of a renovated farmhouse, a maison de maître, a pavilion style house – how do you wish to live? Is it preferable to live on one floor or do you require something that is a new-build where the energy efficiency is the best it can be,” says Ms Alexander.

And it is just as important to think about your red lines.

“Are neighbours an absolute no? What about modern properties?” says Ms Savill.

Research the French housing market

Get acquainted with France’s housing market, which could be very different from that in your home country.

“Researching the housing market is essential. Prices vary significantly depending on the region and may not be as cheap or expensive as expected, says Patrick Joseph from My French House, a UK-based company that helps house hunters find properties in France.

“Some buyers still harbour the dream of finding a chateau to renovate or a farm in Provence for the price of a terraced house in the UK, but this is usually unrealistic. The good news is that asking prices for resale properties have been reducing over the past few months as the national market cools,” he says.

Check transport links back to your home country

Those who plan to buy a second home or stay in their home country for part of the year should look into transport links.

“Have you looked at the various routes available and the costs involved in travelling back to your home country. Are there good links back? How long will it take?” says Ms Alexander.

“This may not be of great importance if you do not plan to do this regularly but if you are commuting between the two countries this may be a deciding factor as to where your house will be.”

Be realistic about your budget

It can be easy to ignore your budget when picturing yourself in that beautiful chateau, but it pays to be realistic.

“Consider currency exchange rates so you know just how much you have to work with,” says Ms Savill. “Estate agency fees are generally included in advertised prices and you will need to pay in the region of 8% notaire fees on top. This includes the equivalent of stamp duty/land registry in the UK.”

“Setting your budget is a fundamental step,” agrees Mr Joseph. “If you need financing, apply for a decision in principle from a French bank or broker as early as possible; the criteria for mortgages are very strict. If you need to sell a property elsewhere, try to coordinate the timing of listing your home with your visits to France,” he says.

Mr Joseph also recommends researching currency transfers and the buying process in France, for example, how exactly to make an offer and when to pay your deposit. “These will differ from your home country,” he says.

Beware of the land trap

It is not only your budget about which you should be realistic – while many people dream of buying a property with land – consider how much you will be able to look after.

“A lot of properties come with a lot of land. If this is to be a holiday home, think carefully about the work and cost of maintaining a big garden or even a field and woodland if you are only there occasionally,” says Ms Savill.

Natasha Alexander says Normandy, and its excellent value for money, is attractive to people who want to buy land, for example to run a business or have a smallholding.

“Consider how much land is too much. Don’t forget acres and acres need to be maintained and looked after. Do you want this burden, in particular, if you want a lock-and-leave holiday home?” she says.

Be prepared to change your mind

There is nothing wrong with changing your mind about what you want, says Julie Savill.

“Be prepared to change your mind once you start viewing. That cute old stone property might just feel very dark once you get inside and a complete lack of neighbours could turn out to leave you more isolated than you anticipated,” she says.

And be willing to see a few wild cards.

“Sometimes really good properties don’t come over so well in photographs. Be prepared to go and see a couple of places that challenge your wishlist,” Ms Savill says.

Check out the local schools

If you are moving with young children, make sure to research the local schools before deciding on a house.

“Do you have easy access to the local primary school? While it may seem very quaint and again idyllic to live in the countryside when the children are very young. Have you considered when they become older and wish to play with friends after school?” says Ms Alexander.

“A little planning ahead could mean that you are not spending a lot of time taxiing your children to and from various sports clubs and the school itself.”

Consider healthcare options

It is important to think about healthcare options, whether you are planning to stay in France into old age or perhaps have a current healthcare condition that will need regular attention once you move.

“None of us like to think of getting older or sick, but consider your local clinic for services and the closest hospital. How long will the journey be if you need regular treatment?” says Ms Alexander.

Check the Internet connection

Something that could easily slip your mind is checking the local internet speed of the house you are looking at.

“While many areas have fibre now you will need to check the speed of the internet connection, in particular, if you use the internet for your work,” says Ms Alexander.

Find an agent

A good agent can help you navigate the process of buying in France.

“Buying privately is absolutely possible if you feel informed and confident enough to deal with a negotiation and contracts, which will all be in French,” says Ms Savill.

“An agent will have excellent local knowledge and a great awareness of the correct pricing for your local area. Speak to a few people and find someone you connect with,” she says.

Source: The Connexion

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Average house prices in the UK will fall by 1% next year as competition increases among sellers, Britain’s biggest property website has forecast.

Sellers were likely to have to price more competitively to secure a buyer in 2024, while mortgage rates would settle down though “remain elevated”, said Rightmove.

A year ago, Rightmove predicted that average asking prices would fall by 2% in 2023. On Monday, the company said the average was 1.3% lower than in 2022 as the property market continued to contend with significantly higher mortgage costs and a cost of living crisis that refused to go away.

The website records asking prices rather than the actual one properties are sold for. It said it was predicting that these would typically be 1% lower nationally by the end of 2024. The market was continuing its transition to “more normal levels” of activity after the busy post-pandemic period, it added.

Rightmove said the number of sellers who had had to cut their asking price during 2023 had risen to 39%, compared with 29% last year and 34% in 2019.

Tim Bannister, a property expert at Righmove, said: “An average drop of 1% in prices reflects our prediction that it’s likely to be another muted, and in parts challenging, year for some buyers and sellers in 2024.” But he added: “The better-than-anticipated activity this year has shown that many buyers are still getting on with satisfying their housing needs, and there is considerable opportunity for sellers and their agents to attract these buyers with the right pricing.”

On Friday, Nationwide building society surprised some observers when it announced that prices were up 0.2% month on month in November, after a 0.9% increase in October and a 0.1% rise in September. However, it said that on a year-on-year basis, prices were down 2% in November.

Last week, the property website Zoopla said market conditions were the best for buyers since 2018, when Brexit uncertainty hung over the market.

There was better news for people having to remortgage next year. The mortgage broker John Charcol predicted on Friday that the rates on some new fixed-mortgage deals could dip below 4% by mid-2024.

Rightmove said average mortgage rates had now fallen steadily since July, “providing movers with much more stability and certainty over the type and cost of mortgage offer they are likely to receive”.

But while the outlook for mortgage rates had improved, with many commentators believing interest rates may have peaked, the property website said: “Affordability remains stretched for many buyers.”

As the Bank of England signals that any cuts to its base rate are not imminent and that borrowing costs are likely to remain elevated during 2024, “some buyers’ spending power will remain limited”. said Rightmove.

Source : TheGuardian

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A key player in the housing market has said it expects asking prices to track around 1% lower nationally by the end of next year, as the market continues to normalise after post-Covid freneticism.

Sellers will likely have to price more competitively to secure a buyer next year and agents will have to work harder especially when it comes to first-time buyers as affordability remains stretched, according to Rightmove (RMV.L).

“The housing market is made up of thousands of local markets, each with their own unique dynamic of supply and demand,” said Rightmove’s property expert Tim Bannister. “In areas with more discretionary sellers and fewer homes for sale, we may see new seller asking prices remain flat, or even very slightly increase compared to this year.”

The platform thinks mortgage rates will become more predictable — but remain high, meaning middle-market and lower end buyers will struggle. The average two-year fixed rate is now 5.52% and average five-year rate is 5.11%.

The real estate platform used a predictive model to forecast, based on millions of supply and demand pricing data, as well as a panel of experts.

A year ago, it predicted average new seller asking prices would drop by 2% in 2023, and they are currently 1.3% lower year-on-year.

Looking back at this year, the average time for a seller to find a buyer has jumped from 45 days to 66 days. Meanwhile, some monthly price falls have been greater than the usual seasonal trends this year.

The level of price reductions has increased during 2023, with 39% of properties now seeing a price reduction during marketing compared to 29% last year, and 34% in 2019. New sellers will need to compete with their cut-price neighbours, and work with their agent to start their marketing with a competitive price, rather than starting too high and needing to reduce later.

Research shows that pricing right at the outset maximises the initial impact among local buyers and gives new sellers a much greater likelihood of a successful sale.

Buyers are much more likely to see a choice of homes for sale in their area that suits their needs compared to the stock-starved pandemic years, Rightmove said. Buyers coming to market in 2024 are in a strong position to negotiate on price and take more time to choose the home that’s right for them.

However, the number of available homes for sale has only just increased to pre-pandemic levels and there are no signs of a wave of new listings which would create a glut of homes for sale. With more choice and fewer buyers on the ground, it will be those sellers who are willing and able to price temptingly who will attract buyer’s attention.

Meanwhile, UK house prices rose in November in the third consecutive monthly increase as the market now expects interest rates to start coming down. The average cost of a home rose 0.2% in November from the month earlier to £258,557, Nationwide Building Society said on Friday. From a year ago, prices fell 2%, which was the strongest reading in nine months.

Earlier last week Zoopla published its house price index for November showing houses were being sold at steep discount. In London properties are selling for £25,000 less than the asking prices, while in the rest of the country sellers were lowering prices by £18,000.

Source : YahooFinance

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VIENNA, Nov 21 (Reuters) – Raiffeisen Bank International (RBI) (RBIV.VI) has realized additional forward-looking risk provisions of around 150 million euros ($163 million) for the real estate sector, the Austrian bank’s risk chief, Hannes Moesenbacher, said on Tuesday.

Chief Executive Johann Strobl added that these provisions are “on top” and therefore go beyond what can be modelled.

Moesenbacher declined to answer shareholders’ questions at an extraordinary general meeting on Tuesday about the bank’s exposure to the troubled Signa Group of Austrian real estate investor Rene Benko, instead referring to banking secrecy.

“In total, our top five commitments in the real estate sector amount to 2.2 billion euros,” said Moesenbacher, who added that number one position amounted to 755 million euros.

Shareholders had convened the meeting, among other reasons, to resolve the distribution of a 2022 dividend of 80 cents per share. At its general meeting in March, RBI had decided not to distribute a dividend for the time being due to uncertainties.

Strobl also told shareholders that RBI was working on variations on how to get capital out of Russia but said a significant discount to the nominal value would be assumed.

Source : Reuters

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In recent years, property prices have largely followed a consistent upward trajectory; however the last 12 months have been anything but smooth sailing for the housing market. A combination of factors from rising interest rates, falling property prices, and shaky public confidence have been a perfect storm for the property market that looks to have no sign of ending just yet.

A perfect storm for the housing market

Buoyed by the prospect of falling prices, many wannabe homeowners hoped the predictions of a property crash would finally allow those priced out of the market to get a foot on the property ladder; however, as yet, this hasn’t materialised.

This is because the value of any falls in purchase price have been tempered by the increased cost of borrowing; average falls in sold property prices in 2023 are reported to be around 4%, but with the soaring cost of borrowing, the reality is that buying a property with a mortgage has actually become a more expensive prospect for many. If interest rates are to remain at their current levels, the only way affordability can be improved is if earnings rise or property prices take a meaningful fall.

The problem of uncertainty

An uncertain marketplace creates an environment of low consumer confidence. A property purchase is likely to be among the most significant buying decisions an individual will ever make, therefore, before taking this step, they understandably want to be as sure as possible that they are making a sound investment with their hard-earned money. First time buyers, particularly those with low deposits, are at particular risk of falling into negative equity should they purchase at the start of a sustained period of declining prices. This is making potential buyers much more cautious and therefore much more keen on securing a discount on the listed price.

Goodbye 2023, hello 2024

As we approach the end of 2023, it appears that buyers and sellers have reached an impasse. While buyers are wanting a discount on their purchase to cushion the squeeze on affordability and mitigate the risk of negative equity, sellers are so far reluctant to take a hit on the price they want to achieve.

So what does this mean as we look into 2024? Well, should this stalemate continue, this has the potential to create a property supply shortage as wannabe sellers hold firm. While some property sales are a necessity, such as in the event of death, divorce, or redundancy; many property transactions are optional, fuelled by a want – rather than a need – to trade up or down.

So while those that need to sell may be required to adjust their expectations as a consequence of weakening buyer power, those who do not have to move may well make the decision to stay put and ride out any impending storm.

Adjusting to a changing marketplace

While a stagnant property market is a possibility in 2024, the alternative is that buyers and sellers alike may find they adjust to the ‘new normal’ over the course of the year; for purchasers the new normal means higher interest rates, whereas for sellers the new normal is a reduction in the price that they can command for their property. With revised expectations on both sides, this may be enough to kickstart the housing market once more.

A cooling market or a crash?

It is important to make the distinction between a cooling in property prices and a wholesale property crash. Many experts are predicting house prices will experience a drop in 2024, however, estimates for the scale of this drop are relatively conservative. It is perfectly possible for house prices to fall without the property market suffering a catastrophic crash in the process; for many, this appears to be the most likely scenario as we look forward into 2024.

The housing market does not exist in a vacuum; property prices rising or falling is often something which happens in tandem with something else, be that changes to interest rates, unemployment levels, availability, and population levels. With demand for property ever-changing, and the short-term economic outlook so uncertain, forecasting the future of the property market – something which until recently was easy to predict – is now becoming an increasingly impossible task.

Source : Today’sConveyancer

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UK house prices suffered their first annual decline in more than a decade in September as rental costs rose at a record pace, according to official data.

The average price for a property decreased by 0.1 per cent in September compared with the same month last year, down from a 0.8 per cent expansion in August, figures from the Office for National Statistics showed on Wednesday. This marked the first year-on-year drop since April 2012.

The fall reflects the effect of high mortgage rates on the market as the Bank of England keeps interest rates high in an attempt to weaken demand and lower inflation to its 2 per cent target.

The contraction was “primarily due to the effects of monetary policy tightening on mortgage rates and economic activity more broadly”, said Jake Finney, economist at the consultancy PwC UK.

“While we do not anticipate any [interest] rate rises soon, the impact has not fully been felt yet by homeowners,” he added.

Private rental prices rose by 6.1 per cent year-on-year in October, up from 5.7 per cent in September, the ONS reported, marking the fastest rate since the data series began in January 2016.

High borrowing costs have weakened demand for new homes as more households struggle to afford mortgage payments. At the same time, appetite for rental properties has risen pushing up rents.

Rising rental costs also reflect landlords passing on higher borrowing costs to tenants and a shortage of rental stock.

Karen Noye, mortgage expert at the wealth management company Quilter, said that interest rates “will stay higher for longer causing the slump in buyer demand to be prolonged”.

The sharp fall in inflation to 4.6 per cent has boosted expectations that the BoE will trim interest rates from June 2024. The market expects rates to remain at a 15-year high of 5.25 per cent until then.

The ONS house price index refers to deals finalised in September that may have been agreed several months before. It has a longer time lag than data sets from mortgage providers such as Halifax and Nationwide.

Unlike the other indices, the ONS includes cash purchases, providing a more comprehensive measure of house prices.

Gabriella Dickens, economist at Pantheon Macroeconomics, said the ONS house price index would come down in 2024 “with the nadir coming early next year”.

House prices decreased by an annual rate of 2.7 per cent in Wales and 0.5 per cent in England, but rose in Scotland in September, according to the ONS. London reported a 1.1 per cent fall year-on-year driven by contractions in cash and detached house purchases.

London registered the fastest rental price growth in England at 6.8 per cent, setting a new record since the data series began in January 2006.

Anna Clare Harper, chief executive of sustainable investment adviser GreenResi, said: “The only way to reverse the trend of rising rents is for policy to encourage more and better supply, and for professional investors to step into the void that is emerging, as traditional private landlords exit in droves.”

Source : FinancialTimes

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LONDON, Dec 6 (Reuters) – UK investors pulled money from real estate funds for the second month running in November, but sentiment towards equity and fixed-income funds improved, fund network Calastone said on Wednesday.

Investors withdrew 88 million pounds ($110.70 million) from real estate funds overall last month, making it the second-worst month of the year for property funds after August’s 121 million-pound net outflow, according to Calastone’s data.

The property outflows were driven by a decrease in buy orders, while sell orders remained almost unchanged, Calastone said.

Property faces a “triple squeeze” of weak tenant demand in commercial property, high interest rates hitting capital values, and high finance costs hurting profit margins, said Edward Glyn, head of global markets at Calastone.

Real estate firms around the world have come under strain as higher interest rates have driven up the cost of funding.

The Bank of England raised interest rates 14 times in a row between December 2021 and August this year. It paused its increases in September.

Jefferies analysts said in September that London’s office market was in a “rental recession” as empty workspace hit a 30-year high.

“Until we see a decisive turn in the UK’s growth prospects, commercial property is likely to continue to struggle,” Glyn said.

UK investors showed more confidence in equity funds, which posted net inflows of 449 million pounds in November, Calastone said. This was a tentative turnaround in the wake of 4.5 billion pounds of overall outflows between May and October, Calastone said.

There were still outflows in ESG equity funds, which lost a net 524 million pounds in November. But fixed-income posted “modest” net inflows for the first time in four months, gaining 256 million pounds overall, Calastone said, attributing the change to a decline in bond yields.

Source : Reuters

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Certain events are often tied to a particular word or term. We had two-plus years of “unprecedented” throughout the Covid-19 pandemic, the term “Gubu” will transport those of a particular vintage to another decade, and for 2023, activity within the market will be remembered when the word “subdued” is uttered.

As 2022 came to a close, expectations for 2023 were marked by a sense of caution and observation. This was due to the rapid increase in interest rates, inflation, and the changing dynamics of certain asset classes. Many were eager to see how the office market would evolve in the absence of pandemic restrictions. As predicted, the year began with a “wait-and-see” approach, resulting in lower-than-average investment volumes in commercial real estate. By September, about €1.4 billion had been invested, and it is expected that the year-end figures will reach about €2 billion.

While all sectors experienced declines during the year, short- and long-term outlooks are varied, as sentiment and performance across property types remain bifurcated. The living sector continues to be the most active in Ireland, although fundamentals are more muted, and the strains around borrowing are starting to filter through. Investor sentiment for logistics is still positive even though fundamentals are cooling, propelled by an economy tapering after several years of strong performance. Despite these changes, rents remain at record highs. Additionally, capital values are relatively robust, as seen in the latest JLL Ireland Property Index report. Office pricing and liquidity continue to be under pressure amid weak global sentiment from investors and lenders. The sector has faced several challenges over the past 12 months. However, signs of recovery are evident, with active office leasing requirements in Dublin increasing 57 per cent from the previous year. Furthermore, prime headline rents remain stable for “best-in-class” space.

In 2023 retail differentiated from long-term averages, with a 26 per cent market share in the opening three quarters of the year, its largest market share since 2017. Retail is likely to continue to attract a wide array of investors due to the sector’s favourable returns. Additionally, the fundamentals are steady, with footfall increasing, supported by the recovery in international travel and softening but still resilient labour markets. The sector will probably see some of the market’s more significant one-off deals in 2024, with a few notable shopping centres on the market.

One trend we expect to emerge out of the gate in 2024 is the narrowing of the bid-offer spreads, with vendors selling out of necessity rather than choice.

What’s next?

2024 will be a year when there will be substantial interest in alternative asset classes within the Irish market. In particular, infrastructure, data centres and renewable-energy projects will be at the forefront of funds seeking stable returns that might not be evident in traditional sectors. We have noted in recent months that property funds are beginning to reassess their investment strategies to allow investment in infrastructure that previously did not fall under the property umbrella.

We need to talk about the 48 million square feet elephant in the city

The office market is undergoing a significant reset period, and it is becoming impossible for anyone in the sector to ignore the growing divide between the “best-in-class” properties (estimated to make up about 38 per cent of Dublin’s existing stock) and the rest. It is worth noting that no buildings under construction in Dublin are scheduled for completion after 2026.

The decreasing availability of “best-of-class” properties will present a challenge within the market, as occupiers are increasingly expected to meet ESG targets by 2030. In other words, despite a market size of 48 million square feet and a vacancy rate of 14.4 per cent, there will be a need for more suitable spaces. The effects of this undersupply will become evident by the end of 2025. Buildings that do not adhere to the latest green accreditations are not just at risk of becoming stranded, but rather, they will be stranded.

Rent control

Finally, living investment must be fostered and encouraged to boost the supply of new homes in the country. International institutional investors have been a driving force in creating supply over the past decade, bringing in capital to build that is not available domestically. Rent control, while well-intentioned, has been shown across Europe to hurt the supply of new homes. Rent-control policies that restrict rental price increases without addressing the underlying factors contributing to housing supply and demand imbalances may have limited effectiveness in the face of rising housing demand.

We encourage future housing policies to focus primarily on increasing the construction of new housing. Only when housing supply has met demand will rent controls have the potential to curb excessive rental growth. Adopting a comprehensive approach that integrates rent regulation with proactive measures to stimulate housing construction and foster affordability is imperative. By implementing such a multifaceted strategy, we can attain sustainable housing affordability outcomes for all.

Source : TheIrishTimes

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UK house prices rose for the second month in a row in November, according to a leading index, as a slight easing in mortgage rates helped coax more buyers into the market.

The average price of a UK property rose by £1,394 – or 0.5% – last month to £283,615, according to the mortgage lender Halifax.

It signals an uptick in activity across the housing market, where price growth has stalled over the past year because of an increase in interest rates and subsequent affordability pressures that have driven away otherwise eager buyers.

UK house prices have also been underpinned by a shortage of available properties over the past year, as many sellers wait for the market to normalise and prices to recover.

On an annual basis, prices are down 1%, although Halifax said this was a “relatively modest” drop given the economic headwinds that have weighed on consumers over the past 12 months. Average house prices are still £40,000 above pre-pandemic levels, having been skewed during the Covid crisis, when people scrambled to buy larger homes.

“Recent figures for mortgage approvals suggest a slight uptick in activity levels, which is likely as a result of an improving picture on affordability for homebuyers,” Kim Kinnaird, the director of Halifax Mortgages, said. “With mortgage rates starting to ease slightly, this may be leading to increased buyer confidence, seeing people more inclined to push ahead with their home purchases.”

However, Kinnaird said house prices were unlikely to continue their upward climb into the new year. “The economic conditions remain uncertain, making it hard to assess the extent to which market activity will be maintained. Other pressures – like inflation, the broader cost of living, overall employment rates and affordability – mean we expect to see downward pressure on house prices into next year.”

Northern Ireland has experienced the strongest rise in house prices over the past 12 months, with the average home costing £4,294 more compared with last year, at £184,684.

While London maintains the top spot for the highest average house prices in the UK, at £524,592, prices have fallen by 3.8% over the past year.

The Halifax findings chime with those of the rival Nationwide, which reported last Friday that house prices had risen for a third consecutive month in November.

Source : TheGuardian

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