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PROPERTY

Banlieue boom: Why Parisians are moving out to the suburbs

While the accepted view of Paris itself is all grand boulevards, expensive shops and historic monuments, the image of its suburbs - the banlieues - tends to be a little less positive. Unfairly so.

Banlieue boom: Why Parisians are moving out to the suburbs
All suburbs are grim? Not a bit of it. Photo: AFP

It’s time to clear up some misconceptions about the area outside the Paris ringroad.

What is the stereotype?

Whenever the Paris suburbs feature on the news it’s usually in the context of crime, drugs or riots – such as the 2005 unrest which saw almost a week of rioting after two young boys died while hiding from police.

There are two excellent films that deal with life in the Paris suburbs – La Haine from 1995 and Ladj Ly’s 2019 Les Misérables – narrowly pipped to the Oscar for Best Foreign Language Film – and they both depict crime, feuding gangs and tensions with the police. 

And is the image true?

For some places, yes. Like all countries, France has its deprived areas and many of them are found in the suburbs. In Paris property prices tend to fall the further you go from the centre.

The areas on the banks of the Seine with their beautiful Haussmann buildings command sky-high rents, while the areas further out are a bit cheaper and rent or purchase prices fall off sharply once you get outside the Périphérique – the ringroad that denotes the limit of the city of Paris.

There are three départements that circle Paris – Seine-Saint-Denis, Val-de-Marne and Hauts-de-Seine – and the département of Seine-Saint-Denis regularly comes out as the worst in France for indicators such as poverty, crime rates and drug use.

So they are pretty grim places?

Not at all! There are some areas that suffer from deprivation and high crime rates, but there are many other parts of the Petite Couronne (little crown, as the area immediately outside Paris is known) that are great places to live.

The major advantage that the banlieues have is price – rents in central Paris are insane and while we wouldn’t describe the banlieues as cheap, you certainly get more for your money once you venture outside the ringroad.

For around €1,000 a month you can find plenty of reasonable-sized apartments in the banlieues, while in central Paris you would generally be looking at very small places or studios for that budget. It’s not just the rent either, the price of staples like bread and a beer/wine in your local bar also fall once you reach the suburbs.

Population data shows a sustained trend of people leaving Paris and moving out to the suburbs.

The other thing that people like about the banlieues is their slightly more relaxed pace of life – some of them were originally small towns outside Paris and have managed to maintain that small-town feel.

The ones listed below are all already on the Metro lines, making the trip into central Paris quick and easy, but a major Metro expansion project out into the further suburbs is making them the up-and-coming places to be.

Here’s some of our favourite Paris banlieues


Les Lilas has keep its small-town feel. Photo: Google Maps

Les Lilas – this is one that has definitely retained a small-town feel, with its handsome mairie building and main street of shops including butchers, greengrocers, and wine merchants. A good sized park has earned it a ville fleurie designation and a large and bustling Sunday market in the covered marketplace does a brisk trade. On Metro line 11 (which is currently being extended), which also makes it easy to commute into Paris from. Like most suburbs, it also connects to the city’s tram system which broadly follows the route of the ringroad around the city.

Bagnolet –  this is frequently described as bobo (bourgeois bohème – similar to hipster) and is a little more up-and-coming than Les Lilas, but also has plenty of interesting shops, good bars and an arty scene. On Metro line 3.


The market at Montreuil. Don’t worry, the politicians only come out at election time. Photo: AFP

Montreuil – another banlieue proud of its arty credentials is Montreuil, Bagnolet’s neighbour. It houses a number of company headquarters including Air France’s Paris office and the Institut national de l’origine et de la qualité which has the crucial job of deciding on French wine labelling rules. The Montreuil flea market is perhaps less well known that the one at Saint-Ouen but, for our money, better and the area is very close to Bois de Vincennes making it perfect for those who love green space. Served by Metro lines 9 and 1.


You can also take advantage of the city’s modern tram network. Photo: AFP

Pantin – ‘trendy’ is generally the first word on most people’s lips when you mention Pantin and it’s certainly a place with a very buzzy vibe and a great nightlife. It’s situated just the other side of the périphérique from La Villette – the sprawling park/concert venue/cinema – and the canal meanders its way out of the city through Pantin, giving it lots of cool waterfront venues. There’s lots of employment opportunities too – with a couple of crumbling old buildings being converted into modern workspaces, so you may not even need to commute. If you do, it’s on Metro line 5.

Montrouge – this southern suburb is particularly family friendly, with a swimming pool in the middle of the centre, and an ice rink just outside the Metro (line 4) in the winter. Montrouge is well-connected transport-wise, with the tram line 3b running from Porte d’Orléans and suburban train RER B running from La Place, a short walk from the city centre, next to the local mall, La vache noire (The Black Cow, don’t ask – we have no idea what was behind the idea for that name). Montrougians also see themselves as ‘nicer than Parisians’ and will gladly chat away at the boulangerie


Several of France’s biggest media and tech companies are based in Issy-les-Moulineaux. Photo: AFP

Issy-les-Moulineaux – Another suburb with good employment opportunities – meaning you may even avoid the dreaded Paris Metro, boulot, dodo altogether – is Issy-les-Moulineaux, south west of the city. Big companies including French TV channel Canal+, Microsoft and France24 are based there, earning it the nickname ‘medialand’ and it has long been one of the most popular destinations for Parisians who move out to the suburbs. It’s on Metro line 12 and is also part of the Metro expansion plan.

Clichy – another suburb with good employment prospects is Clichy, which houses the headquarters of some of France’s best known brands BIC, Etam and L’Oréal. Not to be confused with the somewhat rougher area of Clichy-sous-Bois, this one sits on the north west side of Paris. It’s on Metro line 13 and is a short trip away from the lovely area of Montmartre if you decide you need some city life.

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PROPERTY

French property: What is buying ‘en tontine’?

If you're buying property in France, you might be thinking about buying 'en tontine' - this has advantages especially when it comes to France's strict inheritance laws, but can also have tax implications.

French property: What is buying 'en tontine'?

What is it?

The ‘clause de tontine’ sometimes also known as a ‘clause d’accroissement’ is a clause that is inserted into the property deeds when you are buying a house or apartment.

It can only be inserted during the purchase, and cannot be added later.

It’s basically a ‘group purchase’. It’s most commonly used by unmarried couples who are buying together but it can be used by larger groups too – for example a group of friends buying a holiday home together.

You will have to ask a notaire to draw up the tontine clause during the property purchase and it can only be used if 

  • the parties are equally involved in the financing of the purchase
  • the parties involved have a roughly equal life expectancy (for this reason tontine clauses may be rejected if there is a significant difference in age between the purchasers)

What’s the point of it?

The main reason that people use it is to sidestep France’s strict inheritance laws, which assign that a certain portion of every estate must go to children, at the expense of a partner. 

READ ALSO How France’s strict inheritance laws work

For this reason it is particularly used by couples who have children from previous relationships.

On a property with a tontine clause in effect, when one owner dies their share of the property passes in its entirely to the other member/members of the tontine.

This cuts out children from inheritance, but means that a surviving partner is not evicted from their home in favour of the children of the deceased. 

It also has the advantage of making the intentions of the deceased clear, to avoid arguments among heirs after their death.

It should be noted, however, that the tontine clause only takes in the property that it covers – other assets may be subject to French inheritance law so it’s therefore probably wise to arrange a will, to ensure your wishes for your estate are met.

The surviving party can ask a notaire to update the property deeds to show that they are the sole owner, if they want. Be aware there will be a fee, which could reach four figures for the privilege – and it doesn’t actually involve any change to the property title.

Drawbacks

The advantages of the system are clear, especially for blended families, but there are some potential drawbacks too, which mean that anyone considering buying in this way would be well advised to take proper legal advice before they start.

Inheritance tax – while a tontine will help you to avoid restrictions on inheritance, it does not exempt you from inheritance tax. French inheritance tax is structured according to your relationship to the deceased, and people who are neither married nor related to the deceased pay an eye-watering inheritance tax rate of 60 percent.

The only exception to this top rate of inheritance tax is if the property is your main residence and it is valued at under €76,000 – in that case, tax is paid at a rate of 5.8 percent.

Married couples and family members pay a much lower rate or not tax, but if you’re not married to your tontine co-purchaser, be careful that you’re not lining yourself up for a massive tax bill in future years.

Wealth tax – depending on the value of the property, it could tip you over into the ‘wealth tax’ category when you inherit. France’s wealth tax is a real estate based tax and is levied on anyone who has real estate assets (property and land) worth €1.3 million or more.

The calculation includes property held en tontine.

Tax savings – you might hear tontines being advised as a way to limit your French tax liability.

While this used to be true, changes to tax laws means there are no no significant tax advantages to buying this way – the same is true for buying a property via an SCI, which used to represent a tax saving until the law was tightened up.

Disinheriting family membersOne side effect of the tontine clause on mixed families is to effectively disinherit any children of the first person to die.

Because the property passed to the survivor, under French law, only their direct descendants – rather than any family by marriage – are entitled to automatic inheritance.

That means that the children of the surviving partner will be entitled to the statutory share of the entire asset (between 25 and 30 percent depending on the number of children), but the children of the first person to die will be entitled to nothing. Obviously you can choose to leave them something in your will, but you can only leave them some or all of the estate which is not automatically given to the children on the survivor.

Divorce/dispute – if the members of the tontine split up or (in the case of friends) fall out, then they can either sell the whole property or agree to buy each other out.

However, if one party refuses to sell, then you have very limited legal options – unlike a standard property purchase a tontine is not regarded as joint ownership, so one partner cannot be forced to sell as part of a divorce procedings, for example.

Basically the tontine can only be ended or changed with the agreement of all parties – so if you can’t agree between yourselves then you may be stuck with it.

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