VPI OS · Live for every parcel in France
The operating system for property.
Every parcel in France – 90,400,772 of them – read, joined and measured across the VERA PI databases – 104 of them, one for every département and more. On top runs VPI OS, the VERA PI operating system: a map of every plot, a camera that sees through walls, a Brief on any property within 24 hours, and an edition for every profession that touches a property.
Why VERA PI · One of a kind
Six things no one else does together.
Portals sell listings. Valuation tools sell a number. Data vendors sell files. VERA PI joins every register on the parcel, measures what none of them holds, and runs it all as one operating system – for every profession that touches a property. We know of no one else who does all six.
- 01
Every register, on the parcel.
Sixty-five sources – land, buildings, sales, rents, planning, risks, people and adverts – joined on the cadastral boundary of every parcel in France, and checked against the record each figure came from.
90,400,772parcels · 65 sources · 104 databases
Open VERA PI Map - 02
Measured, not looked up.
No register holds the distance to the sea, the view, the winter sun, the noise or the price around a home. VERA PI measures them itself, parcel by parcel.
211,597,035facts in the VERA PI databases · 94,272,400 measured by VERA PI itself
The VERA PI databases - 03
It sees through walls.
Point a phone at any building. GPS and compass lock the parcel in front of you, and the VERA PI databases answer – the homes, the prices, the rent and the yield.
Any propertyin France, live, from the road
Open VERA PI Camera - 04
A Brief on any property in 24 hours.
Fair Value by six methods and a million simulations, every figure traced to the deed behind it – and a person checks every Brief before it is sent.
3,619Briefs issued
The Briefs - 05
One operating system, every profession.
Agencies, banks, notaires, insurers, buyers and developers each get their own edition. The kernel decides which layer each client reaches, under its own name, and logs every opening.
8editions · 10 apps · 1 kernel
VPI OS - 06
Private and traceable.
No edition ever shows a private owner’s name, and the public pages never show a single sale. Every number carries its source and the moment it was read.
0owners’ names shown, ever
The method
The VERA PI databases · The asset
Every parcel in France. Every record on it.
The VERA PI databases are the asset under the operating system – 104 of them: one for each of France’s 97 départements, a national search index, five fact stores and the Studio’s own. Sixty-five sources are joined on every cadastral boundary in France, and VERA PI measures what no source holds – the distance to the sea, the view, the winter sun, the price around. Every figure below has a definition and a date.
Read live from the VERA PI databases, counted 14 Oct, 09:53 Paris. Parcels, sale records and addresses: VERA PI’s national register (Etalab cadastre, DVF, BAN); depth: VERA PI’s own measurements.
parcel 75101 000 AY 0042 2 Rue d’Alger, Paris 1er
- LockedParcel AY 0042 · 521 m² · planning zone UG
- BuildingApartment building · 7 floors · 14 homes · built 1840
- Prices€13,760 per m² – the median of 246 sales within 500 m, 2023–2025
- Rent€30.7 per m² a month, the reference rent for Place-Vendôme · gross yield 2.7 %
- TransportTuileries, Métro 1, 25 m away · Gare de Lyon in 4 minutes
- PrivacyOwner: never shown · single sales: never shown
Among the 65 sources
- Etalab cadastre
- DVF · DGFiP
- BAN
- IGN
- Géorisques
- INSEE
- ADEME · DPE
- BDNB
- Géoportail de l’urbanisme
- Sitadel
Private by design. No edition ever shows a private owner’s name, and the public pages never show a single sale.
Every figure dated. Each number carries its source and the moment it was read.
VPI OS · The property operating system
One operating system. Every profession, its own edition.
VERA PI reads every parcel in France once – 90,400,772 of them – joins 65 registers on the parcel boundary, and measures what no register holds. On top sits the operating system, which decides what each client reaches. An estate agency, a bank, a notaire, a buyer and an insurer each get their own edition of the same evidence: their area, their tools, their intelligence, under their own name. No edition ever shows a private owner’s name.
For agencies, the agency edition is a studio of its own – its address, its logo, French or English – with VERA PI’s evidence behind every client conversation. VERA PI sets what each studio includes, and every change is logged.
Your studio on VPI OS →Parcels, sale records and addresses: VERA PI’s national register, read 14 October 2026. Facts: 211,597,035 on 90,383,037 parcels across France, 94,272,400 of them measured by VERA PI, counted 14 October 2026, 20:27 Paris.
VERA PI Property Intelligence · France
Every property has two prices. VERA PI reads the real one.
The asking price is what the seller hopes for. The real price is in the record – every recorded sale, the parcel, the risks and the rules. VERA PI reads it and shows what the evidence supports, before you negotiate. See the two prices on one villa
France at night: 20,360,093 sale records on 90,400,772 parcels, each sale a point of light – and in gold, every home sold for €2 million or more. Zoom in anywhere in France for its price levels, street by street, and 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
- +53 more registers
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 PI’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 PI 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.
Try it now
Where does an asking price sit? Check it against the VERA PI databases.
Pick a town – on the Riviera, in Paris, in the Alps or anywhere else in France – then the type and the size of the home, and type the asking price. VERA PI places it among the recorded sales of homes like it: the median, the middle half where the record holds it, 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 PI 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.
VERA PI Camera · Live
Point it at any property. See through the walls.
Hedges, gates and walls hide what matters. VERA PI Camera sees through them: aim your phone at any building and it locks onto the parcel, live, and reads what the VERA PI databases hold on it – the building and its homes, what homes around it sold for, the reference rent and the yield, the metro, the planning zone and the sea. Anywhere in France.
VERA PI CameraPoint at the gate
Search a place, then tap where the gate is.
VERA PI never shows owners. The address stays yours. The photo stays on your phone: only the position and the heading are sent.
VERA PI Brief · Order a Brief
Type an address. Order its Brief.
An address or a parcel number, anywhere in France. VERA PI finds the parcel and shows what the VERA PI databases hold on it – the plot, the buildings, the planning zone and what sold around it. Then order its Parcel Brief: the record on the plot in twelve chapters, within 24 hours of confirmation.
One file, many parties
One property. Sixteen Briefs, one for each party.
The file on a property exists before anyone asks. From it VERA PI 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 PI Brief as delivered, with the address taken out.
The library · sixteen Briefs from one file
Choose who you are. See what VERA PI writes for you.
Each Brief opens on a demo villa, page by page. Prices include VAT.
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 PI 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.
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 PI 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 PI
Checked from the registers VERA PI holds, so a property is known to be compliant – or to need work – before anyone visits. Not legal advice.
The method
Sixty-five 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 records into figures no register holds. The value is in the joins, not in any single file.
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 PI 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 PI.
Live markets · all of France
Every market in France is live. Three, street by street.
VERA PI makes a Parcel Brief on any parcel in France – all 90,400,772 of them, with 7,342,959 recorded deeds from 2021 to 2025 behind it. Street by street, VERA PI also publishes 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.
Where the money is
Above €2 million, the market is small in number – and vast in value.
VERA PI 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.
Asking prices
Portals index adverts. VERA PI indexes properties.
Adverts from the 33 agencies selling on the Cap d’Antibes, and its rentals, 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
The books
The register, on the bookshelf.
Three buyer’s guides by Max von Keller, written from VERA PI’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 PI’s three books, rules as of 2026, and everything is worked out in your browser.
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 PI gives each of them the evidence they need, by subscription or Brief by Brief.
Property intelligence, on subscription
From €1,200 a month
VERA PI’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 PI 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
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 PI read every French deed of 2021–2025 – 7,342,959 of them, 20,360,093 sale records – 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 PI reads first.
New US quality rules for automated valuations (October 2025) reward figures that are testable and traceable. Every VERA PI valuation traces back to recorded deeds.
Portals sell listings and leads; brokers sell advice. VERA PI sells evidence, tied to the parcel and to the deed it came from.
We know of no one else who joins France’s 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 PI 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.
Company · VERA PI
Real estate is the world’s largest asset class. VERA PI is its interface.
Property touches more people than any other asset – buyers and sellers, banks and notaires, insurers, agents, architects and towns. VERA PI gives every one of them the same evidence through one operating system, each with its own edition. France is live. New York opens on 20 October and London on 25 October 2026, on the same operating system.
- The assetThe VERA PI databases – 104 of them: 90,400,772 parcels, 65 sources, and 21 layers on every parcel measured in depth.
- The productVPI OS, with an edition for every profession that touches a property.
- The modelBriefs from €450, Suites from €2,900, professional subscriptions from €1,200 a month, agency studios.
- The pathFrance live. New York from 20 October 2026, London from 25 October 2026.
- Contactcontact@verapi.fr
- ShareWith its own card: the world’s largest asset class, and VERA PI as its interface
- InvestorsDetailed investor information (sign in) By personal invitation, after sign-in
Capital of the world
US$ trillion · read 14 October 2026
The world’s largest asset classValue, US$ trillion · read 14 October 2026
Real estate: $393.3 tn at the start of 2025 – homes $286.9 tn, commercial property $58.5 tn, farmland $47.9 tn. Savills’ latest estimate, published September 2025.
Bonds, equities and gold together come to $343.3 tn – still $50 tn less than the world’s real estate. Real estate is worth about 140 times the whole crypto market.
Real estate: Savills, 29 September 2025, the latest estimate. Bonds: SIFMA Capital Markets Fact Book 2026. Equities: CompaniesMarketCap, 14 October 2026. Gold: World Gold Council above-ground stocks (Q2 2026) at the Kitco spot price, 14 October 2026. Crypto: CoinMarketCap, 14 October 2026.
The owners: the ten largest sovereign wealth fundsAssets, US$ trillion · own scale · December 2025
For scale · the largest manager and the largest pension fund
The bars have their own scale: the longest, Norway’s $2.05 tn, would be about half of one per cent of the real-estate bar.
Government Pension Fund Global, Norway: $2.048 tn in December 2025 (SWF Institute). Its manager, NBIM, reports NOK 22,683 bn at 30 June 2026.
The ten largest sovereign wealth funds hold about $11.0 tn together – the world’s real estate is worth about 36 times that. BlackRock’s $15.5 tn under management is about a 25th of it.
Sovereign wealth funds: SWF Institute (SWFI) fund ranking, assets in December 2025; several of these funds do not publish their assets, and for them SWFI’s figures are estimates. Norway: NBIM half-year report, NOK 22,683 bn at 30 June 2026 (12 August 2026). BlackRock: assets under management at 30 September 2026, third-quarter 2026 results (14 October 2026). GPIF: ¥317.76 tn at 30 June 2026, first-quarter results for fiscal 2026 (7 August 2026), at ¥162.58 to the dollar (30 June 2026 close). Real estate: Savills, 29 September 2025.
Stock markets for scaleMarket value, US$ trillion · own scale · 14 October 2026
These bars have their own scale too: the longest, Europe’s $23.05 tn, would be about 6% of the real-estate bar.
Europe’s stock markets: $23.046 tn on 14 October 2026 – the 2,678 listed companies headquartered in the EU, the United Kingdom, Switzerland, Norway and Iceland (CompaniesMarketCap).
The French stock market is worth about $2.9 tn – the world’s real estate is about 137 times that. London’s $4.5 tn is about an 87th of it, the Nordics’ $2.7 tn about a 143rd, and all of Europe’s stock markets together, $23.0 tn, about a 17th.
Stock markets: CompaniesMarketCap country totals, read 14 October 2026 at 18.56 CEST – listed companies counted by the country of their headquarters, wherever their shares trade, the same source as the equities row. Europe here is the European Union, the United Kingdom, Switzerland, Norway and Iceland. These are not the exchanges’ own figures: Nasdaq reports €2,130 bn for its Nordic and Baltic exchanges at the end of August 2026 (1 September 2026).
Every parcel in 97 départements. The Riviera, prime Paris and ten Alpine resorts, street by street.
The same operating system, with the city’s registers underneath.
The same operating system, with the UK’s registers underneath.
News
From VERA PI
What changed in the VERA PI databases, 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.