Sophie invested near Luxembourg from Luxembourg
How do you invest in France when you live in Luxembourg and the banks close the door? Sophie bought a 48 m² apartment near the border and turned it into a 2-bedroom flatshare, with about €40,000 of works. Financed through a bank contact passed on by Frédéric, the property yields about 9.4% and pays for itself.
Luxembourg
Sophie tells the story
“You have to stop hesitating and just jump in. You won’t be on your own, you’ll be in good hands : that’s the strength of the network.”
Sophie, who lives in Luxembourg
What Sophie had to overcome from Luxembourg
FinancingBanks that wanted all her savings
On her own, Sophie ran into banks that said no, or wanted all her savings before lending. She was determined to keep a safety cushion. Frédéric passed her a contact at Crédit Mutuel: 25 years at 4.25%, the first repayment postponed by eight months and no early repayment penalty if she reinvests with the bank.
LettingA flatshare in 48 m²
The flatshare idea, which had “never crossed her mind”, came from the programme. The flat has two bedrooms of 11 and 14 m² and a living area of around 20 m², a rare layout in 48 m². It is close to a university hospital, with a nursing school right next door. She estimates rent at around €1,050 a month including charges.
Remote managementFrench paperwork
Sophie had never worked in France: no French tax return, no French bank account. That prospect had held her back for years. She relies on the members’ mutual support group, which is very active and answers questions quickly, and counts on the network for her first tax return.
Renovation worksA flat that needed everything redoing
At first, she didn’t want a property with too much work. This one was classed as dilapidated by the notary: the previous owner had done nothing in ten years. Electrical panel, water heater, kitchen, mouldy bathroom, single-glazed windows, ceiling: around €40,000 of works. ImmoPourExpat’s local renovation contact put her in touch with tradespeople, and everything went “very, very smoothly”.
How Sophie invested near the border from Luxembourg
Luxembourg
A project that didn’t add up
Sophie has lived in Luxembourg for 15 or 16 years. She has already owned a flat in Belgium and another in Luxembourg, both since sold. Luxembourg prices have become out of reach. She wants a property that pays for itself, but without a method she looks at the wrong properties in the wrong areas, and banks say no or want all her savings.
She checks before committing
She discovers ImmoPourExpat on Instagram and watches the masterclass: it all seems logical, common sense, with no smoke and mirrors. Before committing, she looks up everything she can find about Frédéric to check he is legitimate, then joins the programme.
The search
A favourite that doesn’t add up
She starts searching alongside the programme, using its criteria and yield calculation. Frédéric points her to the modules to prioritise. Her first favourite doesn’t pass the numbers at all: disappointed, she moves on.
Near the border
Two bedrooms in 48 m²
She finds a 48 m² flat with two bedrooms of 11 and 14 m² and a living area of around 20 m², near a university hospital and a nursing school. The building’s facade had been redone two years earlier and the roof that year, works she did not pay for. The agent mentions €5,000 to €10,000 of room to negotiate: she asks for €15,000 off and gets €10,000.
The loan
25 years at 4.25% with Crédit Mutuel
After failing on her own, she uses the bank contact Frédéric gave her. Crédit Mutuel lends over 25 years at 4.25%, “not great” as rates go, for a monthly repayment of around €500. She asks for a 12-month repayment holiday; the credit committee grants eight.
The works
Around €40,000 of works
Everything needs redoing: the electrician nearly fainted when he saw the sockets and the panel. Ceiling, water heater, kitchen, bathroom, single-glazed windows. ImmoPourExpat’s local renovation contact puts her in touch with tradespeople, which takes a huge weight off her shoulders.
Today
A flatshare that pays for itself
The flatshare is about to be let. With around €1,050 of rent including charges, the yield reaches 9.4%: the property pays for itself and generates a small positive cash flow. Sophie also hopes for a good capital gain. She first wants to digest this purchase and file her first tax return, then look for a second property next year.
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