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The Briefs

The Briefs, in full.

03What you receive

Five numbers that define the negotiation.

Where to open, the range you can defend, and the price above which you should walk away. Built to the structure of the International Valuation Standards, and set against the asking price.

Opening bid€2,956,000
Fair value floor€3,192,000
Central value€3,326,000
Fair value ceiling€3,463,000
Walk away€3,589,000
Asking price€4,500,000

Five figures, spaced by value. The asking price above them is the seller’s, shown for contrast – it sits €910,792 clear of the walk-away price – a step 3.9× the widest one inside the range. Every figure is traceable to a deed recorded at the tax office. The Valuation Brief shows how each was reached, including the evidence that argues against it.

And the Valuation Brief that establishes them contains

  • All 194 qualifying peninsula sales, listed by deed
  • Each one restated to your floor area, plot and location
  • Six valuation methods, weighted and shown separately
  • One million simulations behind the range, not a rule of thumb
  • Acquisition and ownership costs modelled over ten years
  • The negotiation arguments in the order to make them
  • Answers to the objections the vendor’s agent will raise
  • Ten appendices, and the VERA Notaire Brief for your notaire
Request a Valuation Brief See the sample Valuation Brief

Get these five numbers for the villa you are looking at, within 24 hours.

04The Briefs

One evidence base. A brief for every decision.

From the first look to the final offer there is a VERA Brief for the decision in front of you – each one read off the same register, each one priced before anything is charged, and each one credited against the next. Start small. Go as deep as the villa deserves.

Judge us first

VERA Brief samples

For Anyone who wants to see the work before trusting it with a house

  • A sample of every VERA Brief, in the standard template
  • Cover, figures, charts and sources – as delivered, with the address withheld
  • Open as PDF, no request needed
Screen the shortlist

VERA Pre-offer Brief

For The buyer with a dozen houses to look at and one to choose

  • Where the asking rate sits among the recorded sales – and the five nearest deeds
  • Twelve years of the register on the parcel and the street
  • The questions the record raises, in the order to put them to the agent
24 hours from the address
Credited against a valuation of the same property within 90 daysRequest
Read the ground

VERA Parcel Brief

For Anyone about to spend a day – or a fortune – on one plot

  • Twelve chapters, from the parcel itself to what this Brief adds – where it sits, the plot, the water, the neighbours, what binds it, its street
  • Pool area, shared fence, distance to the water – measured, not looked up
  • A record, not a valuation, with every figure traced to its source
24 hours from the address
Parcel + Pre-offer together €2,500 – saves €400Request
Name your price

VERA Valuation Brief

For The buyer – or vendor – who is about to name a number

  • Five figures: opening, floor, central, ceiling, walk-away
  • Six methods, a million simulations, the error stated – every qualifying sale listed
  • The Negotiation, Notaire and Insurance Briefs, included
24 hours from confirmation
€4,500 up to €5m asking · €7,500 for €5–10m · €12,500 above €10m · each further property half priceRequest a Valuation Brief
Included in the Valuation BriefThe Negotiation Brief

The moves in the order to make them, with a number attached to every move and the answer to each objection an agent will raise. Four pages, written to be handed across the table.

Included in the Valuation BriefThe Notaire Brief

The conclusion, the basis and the reliance limits on a single side, in French and English, so a professional charging by the hour can act in five minutes rather than fifty.

ComplimentaryThe Price Position Brief

Put in a floor area and an asking price and see where it falls among the recorded sales. The one thing you can work out from the register without us – and where every valuation starts. Try it →

Every BriefAll prices include VATQuoted before anything is chargedWe confirm first, then send a payment linkNo subscription, no retainer, no commissionNobody is told you commissioned it

05Inside the Briefs

Sixty pages, written to be handed across the table.

Typeset like institutional research, not like a brochure – because the person you are negotiating with has to be able to read it. Below: a free sample of every VERA Brief in the standard template – an IGN aerial cover, the navy band, copper figures, charts drawn from the register and the VOR mark on every page. The villa is the case study published on this site, its address withheld; every market figure is read from the public registers. Each opens as a PDF.

Price Position Brief

Free

Price Position Brief, sample page 1 of 4Page 1of 4Price Position Brief, sample page 2 of 4Page 2of 4Price Position Brief, sample page 3 of 4Page 3of 4Price Position Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Parcel Brief

€890

Parcel Brief, sample page 1 of 5Page 1of 5Parcel Brief, sample page 2 of 5Page 2of 5Parcel Brief, sample page 3 of 5Page 3of 5Parcel Brief, sample page 4 of 5Page 4of 5Parcel Brief, sample page 5 of 5Page 5of 5

Open the sample (PDF) · 5 pages

Apartment Brief

€900

Apartment Brief, sample page 1 of 4Page 1of 4Apartment Brief, sample page 2 of 4Page 2of 4Apartment Brief, sample page 3 of 4Page 3of 4Apartment Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Insurance Brief

€450 · included in the Valuation Brief

Insurance Brief, sample page 1 of 4Page 1of 4Insurance Brief, sample page 2 of 4Page 2of 4Insurance Brief, sample page 3 of 4Page 3of 4Insurance Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Pre-offer Brief

€2,000

Pre-offer Brief, sample page 1 of 4Page 1of 4Pre-offer Brief, sample page 2 of 4Page 2of 4Pre-offer Brief, sample page 3 of 4Page 3of 4Pre-offer Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Valuation Brief

from €4,500

Valuation Brief, sample page 1 of 4Page 1of 4Valuation Brief, sample page 2 of 4Page 2of 4Valuation Brief, sample page 3 of 4Page 3of 4Valuation Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Negotiation Brief

Included in the Valuation Brief

Negotiation Brief, sample page 1 of 3Page 1of 3Negotiation Brief, sample page 2 of 3Page 2of 3Negotiation Brief, sample page 3 of 3Page 3of 3

Open the sample (PDF) · 3 pages

Notaire Brief

Included in the Valuation Brief

Notaire Brief, sample page 1 of 3Page 1of 3Notaire Brief, sample page 2 of 3Page 2of 3Notaire Brief, sample page 3 of 3Page 3of 3

Open the sample (PDF) · 3 pages

Vendor Brief

€2,000

Vendor Brief, sample page 1 of 4Page 1of 4Vendor Brief, sample page 2 of 4Page 2of 4Vendor Brief, sample page 3 of 4Page 3of 4Vendor Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Research Brief

Price on request

Research Brief, sample page 1 of 4Page 1of 4Research Brief, sample page 2 of 4Page 2of 4Research Brief, sample page 3 of 4Page 3of 4Research Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

Read a sample before you commit to anything. The Briefs you commission are prepared in the same template, on the property you name, within 24 hours of our confirmation.

Request a Valuation Brief See the price

The Negotiation Brief

A valuation you cannot act on is an expensive opinion.

Included in the full VERA Valuation Brief, not charged for separately. The Valuation Brief ends with the part you actually use: a sequence, with a number attached to every move and a reason attached to every number. This is the real thing, from the sample.

  1. 01
    Before the first meeting

    Commission the survey quotation and the certificat d’urbanisme. Ask the agent, in writing, for the mandate date, the attestation de surface and the last two taxe foncière notices. Silence on any of these is itself information.

  2. 02
    The opening

    Offer it in writing with the comparable schedule attached. An offer with evidence behind it cannot be dismissed as a low-ball – it forces a counter on the evidence rather than on the asking price.

    €2,956,000
  3. 03
    The counter

    Expect the asking price to be defended with one nearby sale at a high rate. Ask for the address and the date, then look it up in the schedule. Every recorded sale within two kilometres is already in your hand.

  4. 04
    The second move

    Move once, to the twentieth percentile of the simulated distribution – a number that can be defended rather than split down the middle. Attach a condition: the measurement certificate, or the survey. Buy something with the money.

    €3,159,000
  5. 05
    Settlement

    Aim here. Ask the notaire in writing for the 20% remise on émoluments – discretionary, never automatic, and already assumed in the cost model.

    €3,326,000
  6. 06
    If it stalls

    Above the walk-away price, leave the offer open for thirty days and go. On a peninsula clearing about 52 villa sales a year, a written offer with evidence behind it is a scarce object. It will still be on the vendor’s desk in the spring.

    €3,589,000

Written to be handed across the table. Not summarised for you, but set out for the person on the other side: an opening position with the evidence attached, so a counter has to answer the register rather than repeat the asking price. The four pages of the Negotiation Brief are the ones clients say they actually carry into the meeting.

The Notaire Brief

The Notaire Brief, because nobody bills you to read sixty pages.

Included in the full VERA Valuation Brief, not charged for separately. Your notaire is not going to work through the whole Valuation Brief, and should not have to. So the last page is written for them: the conclusion, the basis it rests on, and the limits of what may be relied on – on a single side, in the order a professional reads.

Property
Villa, eastern shore
Parcel
Withheld while the sale is live
Basis of value
IVS market value
Conclusion
€3,326,000
Valuation range
€3.19m – €3.46m
Asking price
€4,500,000
Evidence
194 qualifying sales
Floor area used
196.83 m²
Valuation date
8 August 2026
Limits
Not a Red Book valuation · no structural survey · not for lending

What the sheet has to say, and why

  • The basis, named. Market value as the International Valuation Standards define it – so there is no argument later about what the number was supposed to mean.
  • The floor area actually used. Which of the competing areas the valuation is built on, and where it came from. On this villa that single choice is worth €317,000.
  • The parcel reference. So the property being valued and the property being conveyed are demonstrably the same one.
  • What has lapsed. Which of the vendor’s certificates will need re-issuing before the promesse, and which of them the notaire must have in date on the day.
  • The reliance limits, in plain terms. Not a Red Book valuation, no structural survey, not prepared for a lender, not tax advice. Stated on the face of the sheet rather than buried in an appendix.
  • Conditions worth attaching. The measurement certificate, the geotechnical study that loi ELAN makes compulsory on this parcel, and the fire-risk works whose completion the certificate leaves unanswered.
  • Supplied in French. The Notaire Brief goes to a French professional, so it is written in French as well as English – both versions in the same PDF, so nothing is lost in the handover.

Nothing in the Notaire Brief is new – every line points back to the page in the Valuation Brief that establishes it. It is not legal advice and does not replace the acting notaire’s own review. It exists so that a professional charging by the hour can act in five minutes rather than fifty.

The Parcel Brief

Everything the public record holds on one parcel.

Before a valuation, before an offer, before you spend a day on a villa: what is this piece of ground, what stands on it, who adjoins it, what binds it, and what has it fetched. Ten pages, read off the French registers and the cadastre, with every figure traced to the source it came from. The sample below is in the standard template; a client Brief runs to twelve chapters.

Parcel Brief, sample page 1 of 5Page 1of 5Parcel Brief, sample page 2 of 5Page 2of 5Parcel Brief, sample page 3 of 5Page 3of 5Parcel Brief, sample page 4 of 5Page 4of 5Parcel Brief, sample page 5 of 5Page 5of 5

Open the sample (PDF) · 5 pages

Why this specimen is anonymous, and what that changes

This is a real Brief on a real parcel on Cap d’Antibes, produced by the standard template with nothing added and nothing invented. It is published with the cadastral reference, the house number and the street withheld, and with every neighbouring property reduced to a letter.

That second part matters more than the first. A client Brief names the adjoining parcels, because a buyer needs to know who is on the other side of the fence. The people on the other side of that fence did not ask to appear on a website, so in the published specimen their addresses, their cadastral references and their house numbers on the photograph are all removed. What survives is the analysis – which side, how much shared boundary, plot, footprint, pool, holder type – none of which points at a household.

The subject’s own dimensions are shown exactly as the cadastre records them. A specimen with invented numbers would demonstrate nothing.

One thing stated plainly: this is pseudonymisation, not anonymisation. The boundary drawn on pages four, five and seven is the parcel’s true geometry, so a reader holding the open cadastre could work out which parcel it is. That is accepted here because the subject is our own property. A client Brief is never published in any form.

What the ten pages contain – and what they deliberately are not

What it contains

  • The parcel record. Cadastral plot area, building footprint, the proportion of the plot built on, the PLU zone and every conveyance registered since 2014.
  • Four different answers to “how big is the house”. Footprint, declared floor area, tax-recorded habitable area and the energy certificate, side by side with their sources – because they rarely agree, and the gap is worth money.
  • Distance to the shoreline, measured. Nearest point of the boundary to IGN’s land–sea limit in RGF93 / Lambert-93, drawn on the page so you can see which two points.
  • Pool evidence. Whether an outline is mapped inside the boundary, its approximate area, whether the aerial imagery corroborates it, and how confident that makes the answer.
  • Who adjoins it. Every parcel sharing a boundary, with the length of fence actually shared, and whether it is held by an individual or through a company.
  • What binds it. Servitudes, planning prescriptions and public risk register entries.
  • The nearby evidence. Every recorded sale within 300 metres, and where this parcel sits on the peninsula price surface.

What it is not

  • Not a valuation. No figure in it is an opinion of value. The local rate describes filtered recorded evidence, not this house.
  • Not a survey. The cadastre is a tax record drawn to about a metre, not a measured legal boundary.
  • Not a title report. What the register returned is not the same as what the deeds say. That is the notaire’s work.
  • Not a building survey. Nobody goes inside, and nothing is measured on the ground.
  • Not an exhaustive planning opinion. The zone and the prescriptions are stated; what they permit in practice is an architect’s question.
  • Not a guarantee that every physical feature has been found. A mapped pool is an observation. An absent one is the absence of a record, and the Brief says so rather than printing “no”.

Every Brief ships with a machine-readable audit manifest: the source datasets and their read dates, the coordinate system every distance and area was computed in, a schedule of every pool result with the geometry it came from, and a SHA-256 of the delivered PDF. No owner name is ever requested, received or stored.

The Pre-offer Brief

Most villas do not deserve sixty pages.

You will look at a dozen houses and commission a valuation on one of them. For the other eleven the question is not what they are worth – it is whether they are worth the work. That question is four pages, read off the register and the cadastre, back within 24 hours of an address. The sample below is in the standard template.

Pre-offer Brief, sample page 1 of 4Page 1of 4Pre-offer Brief, sample page 2 of 4Page 2of 4Pre-offer Brief, sample page 3 of 4Page 3of 4Pre-offer Brief, sample page 4 of 4Page 4of 4

Open the sample (PDF) · 4 pages

The sample is the villa used throughout this site, so every figure on it can be checked against the rest of these pages.

What the four pages contain – and what they deliberately are not

What the four pages contain

  • The asking rate, and its percentile. What the price implies per square metre on the advertised area, and where that rate falls among the 194 qualifying sales on the peninsula.
  • The local rate. Every recorded sale restated to a house of that size on a plot of that size, then weighted by distance – with the interval it carries and how many sales are actually doing the work at that spot.
  • The nearest deeds. The five closest recorded sales with the walk in metres, the date, the area, the price and the rate. Registered prices, not asking prices.
  • The map. The five nearest sales in place, over the price surface those and every other recorded sale imply at that spot, each marked at its own recorded rate – with a locator inset showing where on the peninsula you are looking.
  • The whole distribution. One mark for every recorded rate on the peninsula, with the subject on it. The percentile made visible rather than asserted.
  • Twelve years of the register. Every recorded conveyance on the parcel and on the villa’s own street back to 2014 – drawn from 3,413 conveyances across 845 peninsula parcels, further back than the five-year window the valuation itself uses. Part shares and family transfers are marked, not quietly averaged in.
  • Why a silent record is not an unsold house. Most parcels here have no recorded sale, and a villa held through a company changes hands by transferring shares, which never reaches the register. The brief says so rather than letting you read silence as a fact.
  • The questions to put to the agent. Raised by the record and not by an opinion: the floor areas that disagree, the parcels that do not add up, the missing energy audit, the last sale on the street. Each one can be asked without picking a fight.

And what it deliberately is not

It does not value the house, and it says so on its own last page. Nobody goes inside, no floor area is verified, no diagnostic file is read and no condition is assessed. A rate percentile is not a valuation and we will not let it be used as one.

That is the point of it. It costs a fraction of the Valuation Brief because it does a fraction of the work, and it exists to tell you which of the houses in front of you is worth the rest of it. On most of them, the honest answer is none – and finding that out for €2,000 is the cheapest thing you will do all year.

Price€2,000
Turnaround24 hours from the address
What we needAddress or listing link
CreditedIn full against a valuation

Credit applies to the same property within ninety days · price includes VAT

Price

Every Brief, lowest first.

01

Price Position BriefBuilt in your browser

Where an asking price sits against the recorded sales around it. The way in.

Free
02

Insurance BriefFor you and your insurer

Everything your insurer will ask about the house – answered before they ask. The rebuild value, every natural risk at the address, the pool and outbuildings, and the owner’s checklist in the order of a French insurance proposal. Insure the rebuild, not the price: the market value includes the land, and land is never insured. The rebuild value is the floor area per building at the standard construction cost for the département (SDES/DREAL EPTB, latest year, carried forward with the FFB index, land excluded) – a floor; villas finished above the standard cost more to rebuild, and your insurer’s expert sets the final figure.

€450included in the Valuation Brief
03

Parcel BriefThe plot, from the record

The public record on one parcel in twelve chapters – from the parcel itself to what this Brief adds: where it sits, the plot on the ground and from the air, how close the water is, who shares a boundary, what binds it and every sale in its street. Maps drawn from the geodata, with coordinates.

€890
04

Apartment BriefThe flat’s record before you visit

The flat’s record before you visit: the Carrez area and floor, every recorded sale in the building and the street, the energy rating and what it means for letting, and the co-ownership’s entry in the national register – lots, managing agent, budget and any recovery procedure.

€900
05

Pre-offer BriefBefore you make an offer

Four pages on the villa you are looking at, within 24 hours: the asking rate against the evidence, every sale within a few hundred metres, and the questions to put to the agent.

€2,000credited within 90 days · with the Parcel Brief €2,500
06

Vendor BriefBefore you set the price

Before you set the price: where it sits among the recorded sales, what a buyer’s VERA Brief will say about it, and the evidence you need on paper for any premium – the sea, the plot, the works.

€2,000
07

Valuation BriefSixty pages, written to be handed across the table

Five numbers for the negotiation, six valuation methods, one million simulations. Negotiation, Notaire and Insurance Briefs included. Each further property half price.

€4,500asking up to €5m
€7,500asking €5–10m
€12,500asking above €10m
from €4,500
08

Research BriefYour own question

A street, a portfolio, planning value, an ownership structure or a market study – anywhere in France. Scoped and quoted in writing before anything is charged.

Price on request

All prices include VAT. We confirm the scope in writing and send a payment link by e-mail before anything is charged.

13Process

Four steps. Twenty-four hours.

You send the address

An email to brief@vorapi.com with the address or the listing link – or the form below. Photographs, plans and diagnostics if you have them.

We confirm and send a payment link

Scope, assumptions and fee confirmed in writing, with a secure payment link. The clock starts when payment clears.

VERA runs

The register is read, the property positioned, the six methods run and the simulation executed.

The Valuation Brief arrives within 24 hours

A PDF within 24 hours, with the VERA Notaire Brief for your notaire and the Negotiation Brief.

Request a valuation

The most valuable time to know the answer is before you make the offer.

Send us the property today. We confirm the scope and send a payment link by e-mail; your Brief follows within 24 hours. Start with the free samples if you want to judge the work first, or the Pre-offer Brief if you already have a villa in mind – it comes off the valuation.

The moment that matters is before you offer. A valuation is worth most while the number is still open – once you have made an offer you are negotiating against yourself. It is worth having earlier still if you are relying on the vendor’s certificates: the risk statement must be less than six months old at the promesse, and on this villa three of the six had already lapsed.

Would rather ask something first? Email brief@vorapi.com – we will answer before you pay anything. General enquiries contact@vorapi.com · Telephone +33 6 85 93 38 82

We confirm the scope and send a payment link by e-mail. The 24 hours starts when payment clears. All prices include VAT.

1 · What do you need?

2 · Which property?

We use your details only to confirm the scope and send the payment link. See the privacy notice.

Stay with it

The register changes. Know what changed – and what it means.

When new transactions are published, VERA re-runs the market. You receive one concise update showing the newly recorded sales, which streets moved, how local rates changed and what the new evidence means for buyers, owners and sellers. One concise email per register release. No sale of your data. Unsubscribe at any time.

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