快捷键
France m² Real Estate Pricing is a Scam
在法国，每当出售别墅时，都会在 政府官方网站（通常称为 DVF）. 公证人必须公布（每 6 个月更新一次）房产出售的净价、地图上的确切位置、土地的平方米大小以及房屋的“大约平方米占地面积”。
它看起来像这样：
Tip: On DVF, click on the satellite view square on the bottom left to switch between the cadastral-view and a visual photo, to get a better sense of the size of the villas.
说白了， 出售别墅的平方米 是个玩笑——没有现实依据。
由于公证人对每笔交易收取 % 的佣金，因此他们采用不诚实的策略来使 m² 价格看起来像 许多 高于实际价格，误导买家。 然后，代理商将这些虚假数据作为高于市场要价的理由，试图推高房价。 然后，此信息会传播到许多其他房地产网站。
公证人如何操纵 M2 数据
由于没有法律反对，公证人报告的平方米面积比别墅的实际面积小很多很多倍。 因此，显示为 145 平方米的别墅可能被宣传为 450 平方米（参见下面的示例）。 原因如下：
这只是土地上的“足迹”：
进一步原谅不正确的平方米是已售别墅显示的平方米的面孔 只 应该是“平方米足迹”。 隐藏于 他们的常见问题, DVF网站承认 m² 仅不具有法律约束力 估计 房子的“平方米足迹” （房屋占用的土地面积）和 他们特别说这是 不 宜居平方米 不 have any legal value:
没有法律义务测量平方米或在 DVF 中准确：
The main problem is that a proper m² survey isn’t required by law, and notaires aren’t required to report the actual m² on DVF, and consequently, the self-reported, ‘estimated’ m² sizes published on DVF are 戏剧性地 少报。
They Inflate the Sold Prices:
DVF also displays the sold price as the “net seller” 价格（其中 包括 tax and, on the French Riviera, since seller’s pay the agency fees from their profits, it includes agency fees) to inflate the sold prices. They then use this inflated sold price to make the m² averages, which is also obviously false.
M² 平均价格是基于这个有缺陷的数据：
Despite the fact that the m² sizes published in DVF are not based on the real m² size of the villa, those who make commission off sales (notaires, agents, immo websites) all use this false data to pretend that villas are selling for much, much, much higher m² prices than they actually are.
平均而言，公证人网站上声称的平方米是实际面积的 1/3 到 1/4，这错误地夸大了平方米的平均价格，这使公证人和代理人受益，他们收取佣金。
网站上显示的平方米平均价格是假的——它们比房产的实际售价高很多很多。
Examples, with Proof!
这方面的例子数不胜数，因为超过 97% 的别墅销售都列出了不正确的平方米。 Below are just a few examples to give you a sense of what to look for. Keep in mind that:
- The planning permissions show only the ‘habitable’ m², which leaves out a lot of space in some houses (anywhere with low ceilings, guest houses, storage closets, stairs, etc.), so most were likely advertised as being even larger!
- The price listed on DVF is higher than the real offer price, because it includes taxes!
That is why we say the “maximum” m² that it sold for, because if you included the non-'habitable' space and removed the taxes, the m² price would be even lower!
This property with 2 villas sold at €1,450 per m², not €28,500 per m²!
这个巨大的财产在 滨海博利厄 was listed for €18 million asking price and, after many years on the market, finally sold for €3.6 million.
公证人声称，这栋 2 栋别墅的房产仅 126 平方米 （28,500 欧元/平方米), but as you can see from Google Earth, this is very clearly false. The original listing claimed the villas have a combined size of 2470 平方米 （1,450 欧元/平方米，含税）。
This property with 2 villas sold at €1,964 per m², not €16,041 per m²!
This property with two villas in Tourrettes-sur-Loup were listed as being 120 m² （€16,041 /m²) and having sold for €1.9 million in 2018. But by looking at 该 规划许可, you can see that one of the houses is 680m2 and, by looking at the rental listing, we found that the other is 300m2 (not including owners areas), bringing the total m2 for both to a minimum of 980 m² （€1,964 /m²，含税）。
完全重建后也不会增加平方米, 尽管真正的平方米是公共记录......
这栋别墅的售价为每平方米 2,100 欧元，而不是每平方米 18,000 欧元！
这栋别墅在 结 被列为 165 平方米 （18,000 欧元/平方米), 但通过观察 规划权限, you can see that it was actually 400 m², but that they added an extension of 1029 m² in early 2020, making it 1429 m² when it sold in 2021, not including the guest house of about 200 m², making the total at least 1629 平方米 (minimum 2,100 欧元/平方米，含税）。
As a side note, the reported # of rooms is also (obviously) not accurate.
如何查看别墅的M2
You can do your own checking by looking back at villas you’ve visited. Save the address and sales listing and compare to DVF 和 规划许可.
另一种查看方法是检查邻居的房屋，并将大小与列出大小的清单进行比较。
这是一个例子……这是目前在 Eze 出售的别墅：
检查后 DVF 政府网站 和谷歌地球，我们可以看到邻居的别墅可能是由同一个开发商建造的，风格相同，大小也大致相同（根据其占地面积和楼层，如谷歌地球所见）； 它最近以 930,500 欧元的价格售出！
如你看到的， 这是公证人如何严重低估平方米的另一个例子 错误地夸大平方米的平均价格。 公证人网站列出已售出的（邻居的）别墅面积为 125 平方米，但该别墅的代理机构列表显示其面积为 379 平方米（代理人告诉我们这都是地上平方米并经过验证。）
为什么这是一个问题
Despite the fact that the m² is clearly reported incorrectly and doesn’t reflect the actual size of the villas that have sold, this false data is being used for national pricing statistics and websites that claim they know the average price per m².
But it’s literally impossible to know if prices are going up or down, or the average m², since notaires can (and do!) manipulate that data based on making m² house sizes artificially smaller (to pretend prices are going up).
了解这个骗局是了解法国房地产市场最重要的步骤之一。
Knowing this reality of the market is essential if you want to buy your villa for a price that is close to what you can sell it for.Agents: Market Manipulation
Real estate agencies also manipulate the market by buying properties at prices that are 5x or more above market value, to make a sale at a price that is higher than any other villa has sold for in that area. This is the same market-manipulation tactic that is used in other luxury-focused industries such as the art market.
They do this so they can point at that sale in an attempt to justify their far-above-market asking prices, and so that they can manipulate the publicized average m² prices. While they own it, they rent it out.
Here’s an example: By far the highest-priced sale of a villa in Eze is at 772 avenue de la Marne. A little digging and you’ll see that Prestigimo (a real estate agency) bought it. They do their best to disguise this fact, and sell properties between agencies, buying from developer buddies to get money back, etc. Dig around and you’ll find an example like this in nearly every town.
More Flat-Out Lies…
On top of all this, and adding to the confusion around m² pricing, agents routinely lie about the m² size of villas, and they get inspectors to lie too. It’s not unusual for listings to claim that a villa is 100 to 200 m² larger than it really is. The only way to know the real m² is to have your own, independent inspector measure it. Better yet, have two inspectors measure it and see if they come up with different numbers.
这是 如何找出 真实 别墅的价值 在法国。
买别墅？ 请先阅读本文！
当您准备好寻找房产时，请务必阅读我们的 在法国购买房地产的完整指南. 这些指南解释了如何估算房产的 真实 价值、如何获得最佳价格并避免定价过高、需要注意什么、如何避免被骗等等。
我们 市场走向指南 包括：法国里维埃拉房地产市场预测、市场当前和历史定价趋势，以及价格将继续下跌的原因。 加，补充 俄罗斯人及其影响指南 在法国里维埃拉房地产市场上。
我们 房地产清单指南 包括：如何找到待售别墅、需要注意什么、错误信息和警告、拍卖和取消抵押品赎回权、直接从卖家那里购买、为什么时机就是一切，以及为什么只有大约一半的别墅销售是公开上市的。
我们 骗局和秘密指南 包括：关于代理人、公证人、卖家、开发商和建筑商用来从您身上骗取更多钱财的不道德伎俩的警告。 这是一本必读的，也是业内人士不想让你看到的举报指南。
我们 房地产经纪人指南 包括：中介会告诉你的不诚实的事情，房地产中介是如何运作的，买家中介和房产中介，你为什么要避开非法和外地中介，以及该相信谁（重要警告）。
我们 定价指南和确定别墅的市场价值 包括：为什么定价过高如此之多，如何估算别墅的市场价值（它值多少钱），以及找到报价的分步指南。
我们 重要事项指南 包括：诊断报告和调查、阳光和微气候、景观的潜在问题、住房税、年龄、互联网和移动访问、危险（红色）区域、健康风险、隐私和空间问题、附近的问题、您的什么您实际上拥有非法添加物和结构，为什么要出售，如何验证等等。
我们 考虑事项指南 包括：你的 实际 成本、购买“新装修”别墅的问题、了解当地犯罪和擅自占地者，以及要问自己的问题。
我们 购买流程指南 包括：谈判价格和初始报价，选择一个诚实的公证人，黑手买入，官方报价和存款，使用 SCI，存款，冷静期，交钱之前做什么，以及最后签约。
我们 购买后指南 包括：保险陷阱、购买第二套房子的技巧、租用您的别墅、翻新以及雇用人员须知。
卖家指南： 如何为您的别墅定价以便出售.
