Avenue Foch, in Saint-Maur-des-Fossés (Val-de-Marne), it’s not the “On the market” indicators that abound, however the constructing permits. And for good motive: right here, we sell to real estate developers. They go away phrases in mailboxes, knock on doorways, name people instantly, contact companies and supply some huge cash. Their goal? Purchase a number of plots, demolish the pavilions there and construct after which promote a number of properties.
A scholar, who needs to stay nameless, determined to become involved in his personal method. It locates, inventories and paperwork, on his Facebook page, “Demolitions and present tasks in Saint-Maur” the demolitions of pavilions in his city. “We don’t need extreme concreting within the suburbs, just like the capital,” he explains. And to deal with: ” Many Parisians are fleeing to seek out cities on a human scale, the identical ones that you just bulldozer … “
Pages like his, there may very well be some in every single place in Ile-de-France. The fact is that this: increasingly, the pavilions are disappearing in favor of buildings, roughly excessive, as a result of a very strong demand and more and more scarce land.
“This development will improve”
“As a result of improvement of transport, demand which may be very sturdy, the shortage of free land, this development has elevated and can proceed to extend”, explains Jean-Charles Damiron. With Alexis Thomasson, this former actual property developer created Neoparcel, an organization specializing within the “valuation” of land to promote it on the highest worth to the developer, relying on what he can construct there.
Purchase, destroy, rebuild, at Quanim, we admit to doing it “quite a bit”. “It’s the most troublesome, however it is usually probably the most attention-grabbing”, confirms Michel Piloquet, on the head of this actual property improvement group in Ile-de-France. And to element: “It’s the most troublesome as a result of there’s a sturdy competitors between the promoters, probably the most attention-grabbing as a result of these are common operations, of the order of 10 to 25 million euros, that are people who we’re searching for. “
“Empty land with nothing on it’s more and more uncommon in Ile-de-France, so shopping for constructed land is usually the one strategy to construct,” confirms Edouard Pellerin, the boss of Valoptim. “What occurs most frequently is that we spot a vacant lot, a home, in good or unhealthy situation, then we gather the knowledge to seek out out what we are able to construct there, then we consolidate the plot by shopping for one or two plots subsequent door to have a enough floor space ”, he explains.
Insane promoting costs
Again to avenue Foch, in Saint-Maur, at quantity 96. Solely Google Road View permits us to visualise what was there earlier than right here: two homes with a backyard, one has ivy climbing on its facade, the opposite has a number of timber in entrance of his window. Each had been razed to the bottom, having been purchased out in 2016 and 2017, as was one other home simply behind. It’s now a three-story constructing that takes place there.
The quantity of those transactions is usually stored secret, however the information on land values, supplied by the Basic Directorate of Public Finance, permits the veil to be lifted. The most important home – 114 m2 on 346 m2 of land – was bought for 900,000 euros. The second – 100 m2 out of 544 m2 – was bought for 850,000. The final – 80 m2 out of 195 m2 – was bought for 730,000 euros. This represents a sum per m2 of dwelling house between 7,800 and 9,125 euros. On the basic market, at the moment, it was buying and selling at 5,500 euros, in keeping with Greatest Brokers.
“The developer buys a proper to construct, not m2,” remembers Alexis Thomasson. That’s to say, he’s planning: if he plans to construct 30 housing models on such a plot, he won’t purchase this plot on the identical worth if he can finally solely construct 20. “We revenue of a windfall impact as a result of the vendor is shopping for his property properly above the standard market worth, ”admits a promoter. At Neoparcel, we estimate at the very least 25% the quantity earned when promoting to a developer reasonably than a standard purchaser.
Subsequent to the future line 11 station, in Romainville (Seine-Saint-Denis), a developer purchased, final February, two homes – one in all 80 m2 out of 219 m2 and one other of 60 m2 over 346 m2 – for an quantity of 1.1 million euros. About twenty housing models are to be constructed there. Right here bought for 7850 euros, the m2 of dwelling house was bought at the moment, on the basic market, at 4300 euros … In Massy (Essonne), a 260 m2 home on greater than 2300 m2 of land was bought, in Could 2018 , 1.four million euros, to construct round 40 housing models.
Acceleration with the Grand Paris Categorical
With the long run Grand Paris Categorical metro – 68 new stations, 200 kilometers of tracks – “diffuse” development is creating all through the area. If the development of the stations present improvement areas in direct proximity to them, with a developer in cost, the promoters are eyeing properly past. A research by the Atelier parisien d’urbanisme (Apur), printed in Could, additionally talked about the significance of development outdoors these areas for the creation of housing round future stations.
Within the discipline, competitors is fierce between promoters. “You might be by no means alone,” explains Ludovic Genin, the developer supervisor at Quanim, these searching for land. We all know that once we goal a chunk of land, one other additionally targets it and that the proprietor has already been contacted … ”At Valoptim, we attempt to seduce sellers with a purpose to stand out. “We’re a small promoter,” explains Edouard Pellerin. We now have the means to carry a human, household, heat facet … We carry the salespeople into our places of work, we current our challenge to them … “
Some homeowners obtain letters of their letterboxes from promoters hitherto unknown in Ile-de-France. And for good motive: for a number of months, the promoters yesterday confined to the province or to a single area have arrived within the small and second ring. “There may be greed within the area,” explains Alexis Thomasson, of Neoparcel. The market is substantial there and the selling prices are very competitive. “Finishing up a single operation in Ile-de-France is equal to finishing up two within the provinces”, explains Michel Piloquet. And to make clear: “Additionally it is a safety to construct right here, it’s the assurance of promoting. “
The inexorable disappearance of the pavilions?
With the well being disaster, the acquisition of pavilions by builders may speed up. That is in any case the “feeling” of the sphere of Mohamed Dahrouch, the operational director of Valoptim, accountable for discovering the land. “We see that there are extra alternatives for us, that folks promote extra, that they have an inclination to need money,” he explains. Some, who have already got pavilions within the first or second crown, seek to move away and promote. “
In 2010, the federal government set the purpose of constructing 70,000 housing models in Ile-de-France annually to assist the Grand Paris Categorical and construct a “Grand Paris”. An goal which passes, essentially, by the demolition of pavilions and homes. The pavilions and their gardens alone symbolize 24% of the floor space of the Better Paris Metropolis, however solely represent 12.5% of the housing models.
The Apur, in one other research dedicated to the pavilion, sums up: “The way forward for the pavilion is a stake within the Metropolis (of Better Paris), caught between the desire of some to maintain it in any respect prices and the covetousness of others who see it as a land reserve to develop the dense metropolis. »Will the pavilion survive Grand Paris?