VERA Property Intelligence · France
Every property has two prices. VERA reads the real one.
The asking price is what the seller hopes for. The real price is written in the public record – every recorded sale, the parcel, the risks and the rules. VERA reads it and shows what the evidence supports, before you negotiate. See the two prices on one villa
France at night: more than 20 million sale records, each one a point of light. Tap a market, or zoom down to the plot.
- DGFiP recorded sales
- Cadastre parcels
- IGN aerial, terrain, shore
- Base Adresse Nationale
- BDNB buildings
- ADEME energy ratings
- Géorisques natural risks
- PLU planning & easements
- Sitadel permits
- Sirene · BODACC companies
- INSEE census
- ANIL rents
01 · The two prices
One villa. €1,174,000 between the asking price and the evidence.
The villa was publicly marketed at €4,500,000. VERA’s central value was €3,326,000. The Brief did not guess what the seller would accept. It showed where the recorded evidence ends – and where any personal premium begins.
How the answer is built
Six independent readings. One defensible answer – with the odds attached.
Each reading is weighted before the values are computed: relevance, sample and independence, scored in advance and published in the Brief, so anyone can re-weight the evidence to their own judgement.
The stress test
€78,000is the most the answer moves when the six readings are weighted any other way. Even the highest result stays €1,179,000 below the asking price.
- €3,243,000The comparable grid alone
- €3,289,000Double weight on the nearest sales
- €3,295,000All six count equally
- €3,308,000As published in the Brief
- €3,321,000Comparable sales only
VERA Valuation Brief on a villa publicly marketed on the Côte d’Azur, address withheld. Every figure is traceable to a deed recorded at the tax office.
02 · Try it now
Where does an asking price sit? Check it against the record.
Pick a market, a town, the type and the size of the home, then type the asking price. VERA places it among the recorded sales of homes like it: the middle half, the median, and where the asking price falls.
Free · one property a year
Get it as a Price Position Brief.
The same check for one address, as a VERA Brief with its own reference: the cover, the position against the record and how to read it. Free for one property a year, with a verified e-mail and three quick answers.
New · On the spot
Standing at a gate? Know the plot behind it.
Take one photo from the road. VERA finds the parcel behind the gate and reads the register for it: the plot, the buildings, the planning zone, the distance to the sea and what homes around it sold for – on the Riviera, in prime Paris and in ten Alpine resorts.
Riviera · Paris · AlpsPoint at the gate
Search a place, then tap where the gate is.
VERA never shows owners. The address stays yours. The photo stays on your phone: only the position and the heading are sent.
03 · One file, many parties
One property. Sixteen Briefs, one for each party.
The file on a property exists before anyone asks. From it VERA writes a Brief for everyone who touches the property in its life – the buyer and the seller, the notaire and the lender, the insurer and the architect. Open any Brief to read it on one of two real villas.
The demo villas · real Briefs, address withheld
Two villas on the Cap, west and east – one rebuilt in 2024, one from 1925. Every page you open is a real VERA Brief as delivered, with the address taken out.
The library · sixteen Briefs from one file
Choose who you are. See what VERA writes for you.
Each Brief opens on a demo villa, page by page. Prices include VAT.
04 · Pricing
Start free. Pay only for the depth you need.
Every price includes VAT. We confirm the scope in writing and send a payment link by e-mail before anything is charged – and what you have paid on a property is credited when you go further within 90 days.
- 1Tell us the propertyAn address or a listing link, and what you need.
- 2Scope and price in writingA payment link by e-mail. Nothing is charged before.
- 3Your Brief within 24 hoursChecked by a person before it is sent.
- 4Go further within 90 daysWhat you paid is credited against the next Brief or Suite of the same property.
- No commission, no retainerVERA is paid for the evidence, never by the sale.
- Every figure traceableEach number leads back to a deed recorded at the tax office.
- IndependentSubscribers get tools and data – never a say in a Brief.
- Read by a personEvery Brief is checked against the record before it leaves.
05 · The record
Public in name. Fragmented in practice.
France records every property sale – date, price, parcel, lots – and publishes it as open data. Yet the price sits in one file, the parcel in a second, the terrain in a third, the risks in a fourth and the planning rules in a fifth. Each holds a fragment. None tells you what to do.
One sale, as the State publishes it: forty columns, road codes and one line for every lot in the deed. Values are masked here – VERA never shows a single sale with its address.
- The sale
- The deed’s repeated lines collapsed into one sale, pinned to its parcelDGFiP · DVF
- The key
- Joined by the cadastral boundary of the parcel – not the addressCadastre · BAN
- To the water
- Distance from the plot to the high-water line, measuredIGN · BD TOPO
- The pool
- Its area, read from the aerial survey – and the safety device the law requiresIGN · BD ORTHO
- Planning
- The planning zone, and what it allows for any extensionPLU
- Protected
- Heritage servitudes, and whether works must go to the Architecte des Bâtiments de FranceServitudes d’utilité publique
- Risk
- Risk-prevention plans on the parcel, and the state risk report that goes with a sale or a letGéorisques
- Energy
- The energy certificate on file – or the one required before selling or lettingADEME · DPE
- Letting
- What seasonal letting needs: the declaration to the mairie and the energy ratingThe law in force
- Evidence
- The true comparables around it, each with its distance to the seaVERA
Checked from the registers VERA holds, so a property is known to be compliant – or to need work – before anyone visits. Not legal advice.
06 · The method
Thirty-two registers. One parcel.
Connect everything to the parcel. Every record about a property – the deed, the energy certificate, the terrain, the law and the market – meets every other record inside the same cadastral boundary. That is what turns scattered public data into figures no register holds. The value is in the joins, not in any single file.
07 · The evidence
What the record shows, once it is read properly.
Nothing is assumed. A deed is either kept or set aside, for a stated reason – and what survives tells a story no advert will: what the sea is worth, what size costs, and which way each market is moving.
Every market figure comes from one filter, applied deed by deed to the State’s register.
Median price per m² of floor area on the Riviera, 2021–2025, by distance to the IGN high-water line – measured by VERA for every sale.
Median price per m² by living area, 2021–2025.
Median price per m² for apartments, by year of sale. DGFiP DVF, release of April 2026, analysed by VERA Property Intelligence.
08 · Live markets
Three markets, street by street.
The Riviera from Menton to Saint-Tropez, prime Paris and ten great Alpine resorts: 152,286 recorded sales, read deed by deed and shown as medians of ten or more. Choose a market, sort the table, open a town.
09 · Where the money is
Above €2 million, the market is small in number – and vast in value.
VERA read every French residential deed from 2021 to 2025: 4,600,128 deeds worth €1.15 trillion. 15,099 homes sold for €2 million or more, worth €54.4 billion – and 60% of them in Paris, the Alpes-Maritimes and the Var.
Deeds with one to three dwellings and no commercial premises, €1,500–100,000 per m². DGFiP DVF via geo-DVF (April 2026); France excluding Alsace, Moselle and Mayotte, where the State does not publish sales. Notaires: CSN, 31 Dec 2025. Lawyers: Ministry of Justice, 1 Jan 2024.
10 · Asking prices
Portals index adverts. VERA indexes properties.
Adverts from the 21 agencies VERA follows on the Cap d’Antibes, for sale and for rent, are read and tied to their parcel – next to the recorded evidence. The same house listed three times becomes one property, with one asking price and what the record supports.
In a first sample of 112 houses, 25 had no agreed floor area between the agencies selling them. One €16.9 m villa:
One house carried two asking prices €580,000 apart, and 36% of the live sale adverts on the Cap state no energy class in their text. Read on 1 and 3 October 2026.
No address · title of its own
No address · different photographs
No address · another floor area
- Parcel
- Found from the plot, the house, the pool and the street – confirmed by a person
- Asking
- €58.95 m, the same at all three
- Beside it
- What the recorded sales support
11 · The books
The register, on the bookshelf.
Three buyer’s guides by Max von Keller, written from VERA’s register. Each takes an international buyer from the first viewing to the first summer as an owner – the French rules, the costs and the paperwork – with the region’s own numbers. Every market figure inside comes from a recorded sale.
Apps · From the books
The numbers before you buy. Worked out by the book.
Five tools for buyers and owners on the Riviera, in prime Paris and in the Alps: what it costs to buy, what a French bank will lend, what a let earns after tax, the tax on a resale and the yearly local taxes. Every rule and rate comes from VERA’s three books, rules as of 2026, and everything is worked out in your browser.
12 · For professionals
One parcel. Every profession around it.
The parcel is where every profession that touches a property meets – the notaire and the bank, the insurer and the architect, the rental agency and the town hall. VERA gives each of them the evidence they need, by subscription or Brief by Brief.
Property intelligence, on subscription
From €1,200 a month
VERA’s tools and the register data behind them, for estate agencies, notaires and law firms, and data for banks, insurers and family offices.
- Above the entry price, the scope sets the price: the area, the number of parcels and the tools
- Subscribers get the tools and the data – never a say in a Brief
- Every VERA Brief stays independent
A rental model, under your brand
A rental model for villas, powered for local rental and management agencies under their own brand. The agency hands the owner a business proposal:
- A nightly rate for each season, set from more than 1,500 villas analysed on the Cap
- Nights, revenue and what the owner keeps, month by month
- The compliance steps before the first guest, with a Parcel Brief of the villa as evidence
13 · Why now
The record went public. Reading it got cheap.
For decades the evidence existed and almost nobody could use it. Open data, AI and a method that ties every record to the parcel have changed that – first in France.
France’s sale register opened in 2019 and became one of its most-viewed datasets. EU rules now make geospatial and company data free to reuse.
What once took an analyst team per town now runs per country: VERA read 4.6 million French deeds, every one tied to its parcel.
Europe’s population worth $30 million or more grew 26% from 2021 to 2026. It buys on the coasts, in the capitals and in the mountains VERA reads first.
New US quality rules for automated valuations (October 2025) reward figures that are testable and traceable. Every VERA valuation traces back to recorded deeds.
Portals sell listings and leads; brokers sell advice. VERA sells evidence, tied to the parcel and to the deed it came from.
We know of no one else who joins France’s public registers on the parcel boundary – and checks every figure against the record it came from.
AI is the thrust. The method is the flight plan.How VERA uses AI
A large language model has read more text than any person ever could, and it answers by predicting, step by step, what most plausibly comes next. That makes it fast and astonishingly broad. But it has no goal of its own: it goes wherever it is pointed, it sounds just as confident when it is wrong, and it follows every interesting side road it is offered.
A Moon rocket does not take off and hope. Its landing site is chosen before launch, its path is calculated in advance, and its course is corrected all the way there. With a set of rules, AI does the work better than any team. Without them, it is just noise.
- 01The landing site firstEvery question starts from the parcel and ends in a figure an owner, a buyer or a bank can use.
- 02The calculationsEvery figure traces to a public source and a parcel boundary. Measured, not looked up.
- 03Course correctionsEvery output is checked against the source record before it is used.
- 04Mission controlA person checks every Brief before it is sent.
14 · News
From VERA
What changed in the register, the markets and the books. All news →
Request a Brief
The most valuable time to know the answer is before the offer.
Tell us the property and what you need. We confirm the scope in writing and send a payment link by e-mail before anything is charged.
- Within 24 hours of confirmation
- No commission, no retainer – the evidence only
- Every figure traceable to a recorded deed
We confirm the scope in writing and send a payment link by e-mail before anything is charged.
Recorded sales, price moves and what changed in the rules on the Cap d’Antibes, by e-mail. Unsubscribe at any time.