INVESTMENT

PARAMETERS

This project was chosen at the outset because of the unobstructed sea view from the 16th floor. As a bonus, two rooms have an unobstructed view of the Alps.

The property is sized 77m2 with a total of 4 bedrooms and 4 balconies. It is a 10 minute walk from the Nice airport, 5 minutes walk to the train and bus stations, as well as trams. The beach is reached in 4 tram stops.

The property features 4 bedrooms in total, 4 balconies, 1 kitchen, and 2 separate toilet rooms. The luxury amenities like air conditioning, in-room sinks, and private access to balconies mean each room rents at a noticeable premium compared to market alternatives.

2025

Year of Entry

Indefinite

Investment Horizon

25% / 75%

(Investor Equity / Mortgage Debt)

Capital Stack

4x

Leverage

INVESTOR

RETURNS

11.6%

Capitalization Rate

275,000 €

Total Cost of Acquisition

2,650 €

Monthly NOI

31,800 €

Annual NOI

The number of bedrooms is extremely important because it means this investment has the potential to be operated as a hybrid income model: with tenants, as an AirBnB, or a combination of both. This solution diversifies away income risk, regulatory risk, and seasonality risk.

Combined together, the four rooms are currently generating 2,850 € in Gross Rents, with the potential for 3,000 € in September 2026.

The property further includes a garage and a cellar; both of which can be deployed to earn additional revenue streams.

The debt was sourced from Canada and the revenues are denomiated in Euros. An accelerated pay-down schedule of the debt is being achieved using strategically timed transaciton on the FX market.

PHOTO GALLERY

AFTER

The apartment was designed in the beauty of the Art Deco style combined with the comfort of contemporary living.

The old kitchen was completely outdated and was the prime candidate for a modern replacement. A beautiful, new kitchen was installed with an energy efficient induction stove and appliances.

The bathroom needed a complete overhaul with new piping, smarter layout, updated tiling, and modern fixtures. A gorgeous glass, walk-in shower was installed with a free-standing sink alongside.

Two bedrooms received private, in-room sinks and all four bedrooms were upgraded with air conditioning. The entire apartment benefits from beautiful interior design.

PHOTO GALLERY

BEFORE

The apartment had excellent structure from a high-quality build in 1976.

However, it needed to be updated to electric code and required layout changes. The old kitchen and bathrooms had to be completely discarded.

To increase the size of one bedroom, an old closet had to be demolished. Another bedroom needed to be created by installing a separating wall. The apartment lacked air conditioning which is an absolute must in the South of France, so walls had to be drilled.

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