Frequently asked questions

The selling price is based on several criteria: the location, the area, the condition of the property, its equipment, as well as recent sales of comparable properties in the neighborhood. At IPGS Immobilier, I carry out a detailed estimate on several pages, accurate and realistic, so that your property is attractive and that you have all the information you need to make an informed decision.

The selling time depends on the location, the type of property and the asking price. On average, a residential property sells between 2 and 6 months. I support you in preparing your file, setting a realistic price and presenting your property in a careful manner, in order to reduce this delay and sell more effectively.

To put your property up for sale, it is important to prepare:

• The title of ownership
• Co-ownership documents, if applicable (regulations, latest minutes)
• Invoices and guarantees for work carried out over the last 10 years

Then, we have the mandatory diagnoses carried out (asbestos, lead, energy performance, etc.) and I mandate the best professionals on your behalf, in order to guarantee their quality.

These documents allow for a fast and secure transaction.

In general, investing in major works before the sale is not profitable, as their cost does not affect the price. If major work is necessary and could worry buyers, I recommend a diagnosis of the structure by a specialist and a quote to be presented.

For small cosmetic jobs (painting, refreshing), buyers are often lucid. On the other hand, preparing the good - maintained garden, tidy and clean house - is essential: it always makes a better impression and makes it easier to sell.

When making a purchase, it is important to plan for:

• Notary fees: 7 to 8% for an old property, 2 to 3% for a new property
• Agency fees: included in the price displayed
• Possible work or moving expenses
• Annual fees: local taxes (e.g. property tax), charges, energy costs

I support you so that all these costs are clear and transparent, so that your budget is perfectly under control.

To assess your needs, I recommend that you consider:

• Business Objectives : expected growth and type of activities.
• Use of space : offices, warehouse, commercial or mixed.
• Location : access to transport, essential services and customer proximity.
• Size : current surface area and room for future growth.
• Specific equipment : technological installations, security, special arrangements.

Afterwards, I guide you to refine your analysis and define a strategy adapted to your criteria and your budget.

Working with me offers you several advantages:

• Local Market Expertise : I know the trends, the prices and the strategic locations.
• Access to Exclusive Properties : I can present you with offers that are often not published.
• Professional negotiation : I make sure that the conditions of purchase or rental are favorable.
• Time saver : I filter, pre-select properties and organize visits according to your criteria.
• Legal and regulatory support : I guide you to secure the transaction and respect the standards.
• Strategic advice : I support you to optimize your investment and your real estate decisions.

To choose the commercial property adapted to your business, I advise you to consider :

• Location : proximity to customers, visibility, accessibility for employees and suppliers.
• Size and layout : sufficient space for your current and future needs, adapted to the use (offices, shops, storage).
• Cost : purchase or rental, charges, taxes and maintenance.
• Infrastructures : quality of installations (air conditioning, security, IT, etc.).
• Flexibility and growth : possibility of adaptation, resale or future subletting.
• Regulations and zoning : compliance with local standards and authorization for your activity.
• Building condition : plan the renovations necessary to meet your needs.

I guide you to assess these criteria and choose a property that will effectively support your business.

To choose the right property for your business, I advise you to consider:

• Access and location : proximity to highways, ports or stations, and easy access for your customers and suppliers.
• Surface area and modularity : sufficient space for your current needs and for future expansion.
• Loading and unloading : docks, ramps and vehicle maneuvering.
• Solidity of infrastructures : soil resistance and robustness of buildings.
• Security and compliance : security systems and compliance with current standards.
• Services and amenities : electricity, water, gas and internet adapted to your activities.
• Overall cost : rent or purchase price, charges, taxes and maintenance.
• Zoning and regulations : compliance with authorized activities and local rules.

I am accompanying you to assess these criteria and find the property that will effectively support your operations and growth.

Each lease has its legal, financial and operational specificities. I'm helping you to choose the one that best suits your needs:

• Classic commercial lease (3-6-9) : Duration of nine years, cancellation possible every three years with six months' notice. Ideal for shops, restaurants or commercial activities, it offers stability and the right to renewal, with strict conditions for the owner.
• Short-term lease or derogation : Limited to three years, flexible and suitable for testing an activity without making a long-term commitment. At expiration, the lease ends automatically with no right to renewal or eviction compensation.
• Precarious lease : Duration linked to a specific cause (demolition, renovation...). It allows great flexibility and automatically stops when the precarious condition is achieved. No right to renewal or eviction compensation, unless otherwise agreed.

Professional lease : Designed for liberal activities (doctors, lawyers, architects...). Flexible, generally 6 years but adaptable, with no automatic right to renewal or eviction compensation. Allows the premises to be arranged according to the activity, under the agreement of the lessor.

One research mandate is a contract by which a client entrusts us with the mission of finding a property corresponding to specific criteria previously defined. This mandate authorizes the agency to act on behalf of the client to actively search for a property, negotiate the terms of the acquisition or rental, and facilitate all the necessary procedures until the conclusion of the transaction. This approach allows the client to delegate complex and continuously research to a qualified agency, freeing up their time to fully focus on their core activities. In addition, the agency offers privileged access to properties that are often inaccessible to the general public, including off-market properties that precisely correspond to the detailed requirements of the client. Often for customers who are short on time and want to acquire quickly.

One sales mandate is a contract by which an owner entrusts us with the authorization to sell his real estate under predefined conditions. This contract determines the obligations of the agency as well as the terms of the sale, in particular the desired selling price, the duration of the mandate and the agency's commission. The agency saves you time and effort by managing all stages of the sale. It also provides legal and transactional security, ensuring that all legal and regulatory standards are respected. As a trusted third party, the agency negotiations, increasing the chances of concluding the sale quickly and in the best conditions.

No physical agency for IPGS Real Estate. I value flexibility and direct contact, which is why I suggest that you meet us where it suits you best: at home, in a café... To schedule a meeting, you just have to call me.

The transaction card, or T card, is an essential official document for any professional wishing to carry out real estate transaction activities in France. This card attests to the independence, capacity and legitimacy of its holder to carry out real estate transactions on behalf of third parties. IPGS Real Estate is 100% independent and has its own T card!

When selling to a developer or developer, the offer to purchase is almost always accompanied by suspensive conditions. They allow the purchaser to secure the project before making a final commitment.

The most common is the obtaining of a building or development permit purged of any recourse, essential to validate the feasibility of the program. Then there are soil studies, which confirm that the land can support the type of construction envisaged. Depending on the project, banks may also require financing or a minimum level of pre-marketing.

These conditions aim to protect the promoter or developer at the outset, and guarantee that the project can really be completed before the final signature at the notary.

A developer may be interested in most land, provided that local regulations allow it to be divided into several plots. Some developers work on small projects of a few lots, while others develop large operations of 20 or 30 lots and more. To assess the interest of a piece of land, I analyze local urban planning, topography, soil quality and the possibility of connecting the site to essential networks. If these elements are favorable, the land can present a real opportunity for a development project.

A developer can buy any type of land as long as the PLU allows densification or construction consistent with market needs (housing, shops, offices, etc.). The profitability of the project depends largely on what the regulations allow building. However, some land requires adaptations: insufficient access, soil constraints, steep slope, possible pollution... These elements influence the overall cost of the project and therefore the value of the land. My role is to assess these parameters to determine if there is real potential for a promoter.

A developer develops and builds buildings: residences, buildings, buildings, offices, shops, etc. He manages the entire process, from building permits to the marketing of housing or premises.

A developer, or developer, does not build buildings. He buys large lots of land, obtains development permits, builds roads and networks, then sells the serviced plots. The developer creates building lots, while the developer creates buildings.

To determine this, I study the PLU, zoning rules, easements, as well as the possibilities of connecting to the networks. I also check the physical constraints of the land: slope, shape, nature of the soil, access, neighborhood...

This analysis makes it possible to know what can really be authorized and to measure the land's potential for valorization.