Dreams of better times ahead

We are now well into our first winter in France and it is just as miserable an experience as it ever was back in England. The gloomy days with cold and wet weather just make me yearn for that first spring-like day when the sun starts to feel warm on your face and nature starts to awake from its winter hibernation.

There is an old saying that I will probably misquote here but it is something along the lines of “You can only appreciate the summer after you have lived through the winter”. It is so true and one of the reasons why I don’t think I would like to live much closer to the equator where the differences in the seasons are much less marked.

I came back home ridiculously excited last week - whilst out walking with Rolo I spotted some hazel catkins and read it as a sign of better weather to come. Sure enough, a few days later and we had our first dose of snow!

Le Clos des Chênes 'sous la neige'

Snow is not uncommon in this part of France but neither is it such a regular occurrence nor so heavy that they are particularly well geared up for it. In our rural corner there are no gritting teams working through the night so the roads had a good covering when I ventured out to view a property for my clients from New Zealand (more of this in a moment).

Wintry landscape in Busserolles

The answer the French seem to have to snowy weather is to just do nothing – literally, do nothing. Stay in by the log burner, don’t go to work, relax and wait until the snow has gone. This approach was best evidenced by the market traders at Piegut market this week. We arrived expecting a jolly winter wonderland of a market scene with stalls jammed with shoppers eager to stock up their winter store cupboards. Normally there would be 70 or 80 stalls in Piegut on a Wednesday – this week we counted 8. I’m not sure even the market manager turned out as the few stalls were scattered through the town rather than gathered together in one place.

It was cold and it was snowing, so why go out and freeze your brass monkeys off on your market stall – particularly if your customers are going to be thinking the same. We decided to reward the entrepreneurial courage of the hardy few traders who had made the effort and we bought something from nearly all of them. The one we struggled with was the stall that sells outsize undergarments and nylon housecoats to the doughty French madames. I suggested Nikki might find some of the underwear nice and warm for the winter – I won’t tell you what her reply was!

Back to the house I went to visit. It sounded too good to be true; it had the location, the interior space, the barn and the land size that my clients had specified and it was well below their budget. 

It has been used as a holiday home so I met the lady who was acting as the key holder and she kindly opened the place up for me. As she went on ahead to open up the shutters I heard her groan, “Oh dear, what a mess”. I followed her through to the rear and found the lounge floor littered with broken plasterboard – we looked up the stairs to see a large hole in the landing ceiling. Further inspection revealed damp and mold in the front bedroom as well. Unfortunately the barn, which adjoins the property, has not had a roof for the last 18 months, having had it removed before it collapsed. 

The property with its roofless barn

 The owners had decided to leave it in that condition because they never used the barn. Looking at the jagged edge of the tile roof on the house and the stone wall between the house and the barn that was now completely exposed to the elements, my guess is that the frost and rain have done their work over the last two winters and now the house is suffering badly with water ingress. 

The end result!

What a shame for the property; what a shame for me who still has to unearth the perfect property for my clients!

In the meantime, I am continuing my efforts to develop a more self-sufficient approach to daily living. Three or four times a week I try and spend an hour in the woods with my chainsaw, cutting up fallen trees and carrying the logs back up the slope in my wheelbarrow. It is back breaking work but my log pile for next winter’s use is growing nicely.

Rolo inspects the newly dug vegetable patch

I have also dug over two 15m2 patches of our field to create a vegetable patch. Over the next month or so I want the rain and the frost to work on the exposed soil (beneficially this time) and with the addition of some more spade work and some nicely rotted manure from a local farmer, I hope we will be ready to start planting in the spring.

The patches I have dug over are close by the ends of two drainpipes that I discovered take the rainwater from the house roof and currently just drain it into a muddy soak away. My next project therefore is to install a water collection system (“rainwater harvesting” I think is the eco warrior word for it) so that we have a ready supply of free water with which to water the vegetables with in the summer.

Ah, the summer……….

The French Property Scene

As I get more and more involved with French property as a result of my activities as both a property finder and an “agent commercial”, I have been trying to assess the state of the property market in France, particularly of course in the Perigord Vert. So what is going on according to those supposedly in the know?

Well the latest figures published by the ‘Notaires de France’ show that prices have fallen nationally by 3% in 2012 although this figure hides some notable falls in certain areas and rises in others (prices around Toulouse for example have actually risen by 4.5%). Over the past year, FNAIM, the national association of French estate agents, reports that house prices have fallen by an average of 1.3%. There has also been a substantial fall in property sales with both Notaires and estate agents reporting a slump of around 20% in the volume of sales despite the record low mortgage rates. As with the UK market, much of this is to do with the banks that have introduced tougher lending criteria with the result that mortgage lending is down by around 30% in the past year.

In this region, there has certainly not been a noticeable drop in prices actually asked this year but I have noticed that sellers are being more realistic about accepting offers below their asking price and this seems to have sustained the market here and kept things moving. This means that 2012 has been a buyers’ market and I think that this will continue into 2013. Properties needing total renovation are also in the frame again as are part renovated properties which are habitable though in need of some finishing, as long as the price is realistic and reflects the work to be done.

A great example of this is a property that I have recently taken on to market through Allez-Francais. It is a former railway station that was converted (rather badly) some years ago into three apartments but it has been empty for some years now and is looking rather sorry for itself. It is a large property that would make either a fine family home or perhaps a bed and breakfast property. It was on the market for €260,000 and was attracting zero interest. I advised the owners that if they really wanted to sell, they needed to lower the price significantly to reflect the renovation work that would be required. It is now on the market for just €159,000 (about £130,000) and is attracting a lot of interest. Have a look at it here.

In addition, demand for good quality properties in good locations is also strong, thanks to a lack of domestic buyers which has opened up opportunities for British and international buyers to snap up desirable properties. Click here to see an example of another property that I have just taken into my portfolio that very much fits the "quality property" tag. I really enjoyed myself photographing this one!

So how to sum up the property market in this region in 2012? Well, despite the continued uncertainty in the Euro-zone, France stays consistent in its appeal to foreign buyers and I can’t see that the wish to own a small part of this beautiful country will be changing any time soon. Certainly the lower risk factor of buying property here keeps buyers and investors interested and the very low mortgage rates, tight controls and the uncertain Euro mean that French houses are still very good value. And while property in this region hasn’t been reduced to bargain basement prices, it generally remains well under UK averages with plenty of properties available within any budget. So despite the widely varied reports on the market from different sectors of the industry, 2012 has been a relatively stable year for property in this region. Sellers have become more realistic about the price they are likely to get and so long as buyers are reasonably flexible in the kind of property they are looking for and the compromises they are prepared to make, there are some outstanding bargains to be had.

I don’t think anyone knows quite what is going to happen with the Euro or the financial climate generally but I have every confidence that, for anyone who wants a beautiful French house in a stunning location combined with a fantastic quality of life and a lovely climate, this is one of the better places in the world to spend your money on property.

Of course that is just a personal viewpoint from someone who has no regrets at all about having made the move to live and work in France!