FAQ

Co-ownership model

Why is co-ownership better than owning outright?

Fractional ownership offers the perfect balance—authentic ownership without the burdens. With Phileas, you own a slice of an exquisite apartment without bearing the full cost or responsibilities of traditional ownership. Imagine having your own pied-à-terre in Rue du Bac in Paris, which is perfectly maintained and ready for your arrival, but at a fraction of the price of buying outright.

You enjoy all the pleasures of owning a stunning Parisian home while sharing the expenses with like-minded individuals who use the property at different times throughout the year. It’s a smart and sophisticated way to co-own a property that matches the time you actually use it—and all while building equity in one of the world’s most prestigious real estate markets.

Why owning with Phileas is different?

Phileas offers more than just ownership—it's a portal to authentic Parisian living. Your beautifully curated apartment in the beating heart of the city is just the beginning of the journey. Our mission is to transform you from visitor to insider, connecting you with the soul of Paris in ways typical ownership never could.

Our founders, true Parisian epicureans with deep roots in the city, created Philéas (should there be an accent everywhere or is it a typo here?) as an expression of their passion for sharing the Paris they love. Having lived and breathed its culture, cuisine, and character, they designed an ownership experience that captures the essence of authentic Parisian life—the kind that usually takes years to discover.

Our dedicated curators—handpicked for their intimate knowledge of the city—unlock Paris's hidden dimensions, introducing you to local artisans, securing tables at neighborhood bistros known only to residents, and arranging private access to cultural treasures. They don't simply guide you through Paris. They invite you into its intimate circles, revealing layers of the city invisible to ordinary travelers.

We offer so much more than just co-owning a property; you acquire a new dimension of life where every visit deepens your connection to the city's unique rhythms and treasures.

Can I own multiple shares?

Yes.
You can own up to five shares in a single apartment—equivalent to half the property—and enjoy more time in Paris with each additional share. Every share increases your annual stays, strengthens your connection to the city, and enhances your investment, all while preserving the seamless, hassle-free experience Phileas is known for. Your Paris life grows with your ownership.

How do we select the properties our apartments?

We handpick properties that embody authentic Parisian character in the city's most charming neighborhoods, Saint Germain and Le Marais. Our criteria include beautiful architecture, excellent natural (?) light, optimal layouts, proximity to cultural landmarks, and strong investment potential. We source homes that capture the essence of Paris—the kind of places that make you feel like a local from the moment you turn the key.

Is my fractional ownership share a good investment?

As a true co-owner, you benefit from Paris real estate's historically strong appreciation, especially as our stunning properties are located in prime central districts.

How is fractional ownership different from timeshares?

Timeshares fundamentally miss what matters: true ownership. With a timeshare, you're merely purchasing vacation time in a property shared by dozens—sometimes 50+— people with no actual ownership stake. You don't build equity, you can't benefit from property appreciation, and you're essentially prepaying for holidays in a standardized resort setting.
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Phileas’s offering is in complete contrast to this model. Our philosophy centers on authentic ownership and belonging. You genuinely own a piece of Paris—a deeded share in a real estate asset that appreciates over time. With only two to ten owners per property, you enjoy substantial usage in a home that feels truly yours, curated to reflect the authentic character of Paris rather than a generic rental experience.

Buying process

What is the buying process step by step?

The Phileas buying journey unfolds in four seamless steps:
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1. Discovery & Selection: We arrange a personalized visit to our beautiful Parisian apartment. During this tour, you'll explore the space, feel the ambiance of the neighborhood, and envision your Parisian life unfolding there. Our founders will share their passion for the property and the authentic living experience it offers.
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2. Reservation & Due diligence: Once you've decided to become a Phileas owner you secure your share with a deposit and review the purchase agreement. Our team walks you through all documents, including the Operating Agreement and management terms. During this stage, you'll have a 14-day investigation period to review all documents and conduct due diligence.
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3. Agreement: Upon satisfactory completion of your due diligence, sign and submit the Contingency Removal form to indicate your acceptance of the property and documentation. This confirms your intent to proceed with the purchase.
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4. Closing and Welcome: Make your final payment for the remaining purchase amount and sign all closing documents. Once funds are received and all paperwork is processed, you'll officially become a Phileas co-owner of your Parisian pied-à-terre.

When does Phileas receive my payment? Is my money safe during the purchase process?

When does Phileas receive my payment? Is my money safe during the purchase process?

Your funds are securely held by an independent Escrow Holder throughout the buying process. We only receive the payment directly from the Escrow Holder at the final closing step, after all contractual conditions have been met. Using an escrow account ensures your money is protected until the ownership is officially transferred to you.
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The entire process typically takes 4-6 weeks from reservation to closing, with our team guiding you every step of the way.

Can I visit the properties before deciding?

Absolutely! We encourage property visits before any purchase decision. Our team arranges either on-site or virtual tours based on your availability. Experiencing the space, neighborhood, and ambiance firsthand is invaluable—it's the moment when ownership transforms from concept into a vision of your future Parisian life. We want you to feel completely confident in your choice.

Am I a real owner? Which legal structure do we use?

Yes, you are a full owner with Phileas. For efficiency we use a two-tier structure: a California LLC (in which you own shares) holds 100% ownership of a French Société Civile Immobilière (SCI), which directly owns the property. This dual-entity approach provides maximum legal protection while navigating both U.S. and French regulations. The SCI is the recognized French property ownership vehicle, but it's entirely owned by the LLC, ensuring your ownership rights are secure, transferable, and benefit from property appreciation.
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This is fully deeded ownership which may be sold or passed on to heirs. Your ownership is legally recorded, comes with equity that appreciates with the property value, and grants you all rights and privileges of true ownership.
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This carefully designed legal framework provides maximum protection, clear ownership rights, and streamlined governance.

What due diligence is performed on properties?

Each Phileas property undergoes rigorous due diligence including comprehensive structural inspections, thorough title searches, and detailed evaluation of appreciation potential. We examine historical property values, neighborhood trends, and anticipated market growth. Our team verifies all legal aspects comply with French regulations, ensuring your investment is secure, sound, and poised for growth. Importantly, we ensure that no major building work will happen soon, providing peace of mind and predictable ownership costs during your initial period of ownership.

Are there any limitations on who can purchase fractional ownership?

Our ownership group typically consists of sophisticated, culturally-minded individuals who share a passion for Paris. We personally meet with each prospective owner to ensure they understand the philosophy and practicalities of co-ownership. This personalized approach allows us to create a harmonious blend of like-minded individuals who share a passion for authentic Parisian living, while naturally diversifying usage patterns throughout the year to benefit everyone in the community.

How can I sell my share of the property?

After 12 months of ownership, you can sell your share at any time at a price you set. Phileas assists with marketing your share to potential buyers, and the property will be appraised to determine current market value. Standard real estate transaction fees apply, but they're typically lower than traditional sales since the property doesn't need to be remarketed from scratch.

Booking & usage

How many weeks per year can I use the property?

Each share (1/10) entitles you to 5 weeks of use annually. If you own multiple shares, you receive additional weeks proportional to your ownership—two shares for example provide 10 weeks.

How does the booking and scheduling system work?

Our booking system combines fairness with flexibility through a rotating priority system. The Early-Planned Reservation process runs from June 15th to September 30th for the following usage year, with selection priority rotating annually to ensure fairness. After this primary selection, our Open Reservation system allows additional bookings on a first-come basis, with Last-Minute options for spontaneous trips.

Can I always get the week I want?

Our rotating priority system ensures everyone enjoys prime dates, even if not every year. With our 10-year rotation schedule and 18-month planning horizon, you'll have fair access to every season and holiday period over time. This balanced approach ensures equity across all owners while still allowing for meaningful planning of special occasions.

Can I book back-to-back stays?

You can book consecutive weeks to create extended stays perfect for deeper Parisian immersion. Many owners combine weeks during the Early-Planned Reservation process to create luxurious extended stays. This flexibility allows you to experience Paris across changing seasons or to settle in for a more prolonged Parisian lifestyle experience.
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2 weeks max

Can I exchange weeks with other co-owners?

Yes! Our booking system facilitates exchanges between owners who wish to swap time periods. With 24-hour notice to the administrator, you can arrange exchanges that benefit both parties. This additional flexibility allows for last-minute opportunities or extended stays beyond your originally booked time—another advantage of our owner-focused approach.

What happens if I need to cancel a reservation?

Our cancellation policy balances flexibility with fairness. Cancellations made at least 30 days before arrival return the time to your available usage bank without penalty. Last-minute cancellations (within 30 days) still count against your usage allocation for the year if nobody takes it. This policy encourages thoughtful planning while acknowledging that circumstances sometimes change.

Can I rent out my time?

No, renting out your apartment is strictly forbidden. To maintain the private, residential nature of Phileas, owners may not list their weeks on any booking platform, rental website, or other public forum.

However, we warmly welcome your unaccompanied friends and family to experience your Parisian home. You can host them without being present during your Early-Planned weeks or for one of your Open Reservation weeks each year. This allows you to share the Phileas experience with your loved ones while preserving the community's exclusivity.

Property management & services

What are the services included when you own an apartment with Phileas?

Your investment includes comprehensive property management, professional cleaning between stays, and proactive maintenance services by our dedicated team. You'll enjoy exclusive access to Paris's most prestigious fitness facility, personalized concierge support, and complimentary Phileas Society membership for your first year.

We've thoughtfully curated every element to ensure your ownership experience combines authentic Parisian elegance with flawless service—allowing you to simply arrive and immerse yourself in your Parisian life.

Who is handling the full management of the apartment?

Phileas handles all aspects of property management with our dedicated in-house team. We oversee maintenance, repairs, utilities, taxes, and all administrative details. Our property managers conduct regular inspections and coordinate services as needed. You simply enjoy your stay without worrying about any property constraints—it's all handled seamlessly behind the scenes.

Can I request special arrangements before arrival?

Should you wish for your fridge to be stocked with specific items upon arrival, or need assistance with restaurant reservations, please let us know. Our personal cellar is also yours giving you access to the most prestigious wine. A Phileas curator will also be in touch before your stay to ensure everything is perfectly arranged according to your preferences.. Your Paris experience begins before you even arrive.

Can I leave my things at home?

We provide secure storage for each owner to leave personal belongings between stays. From wardrobe essentials to kitchenware or art pieces, your items remain safely stored until your next visit. We can place your stored belongings in the apartment before your arrival, creating an immediate sense of homecoming with each return to Paris.

How are major repairs or upgrades handled financially?

A portion of your annual fees contributes to a dedicated reserve fund for major maintenance and upgrades. This forward-thinking approach ensures funds are available for significant repairs without requiring special assessments. The reserve fund is managed transparently, with detailed accounting provided to all owners, ensuring the property maintains its exceptional quality and value.

What is the Annual Budget for the Property? Are There Any Additional Costs?

The annual budget includes all routine expenses: utilities, maintenance, cleaning, property taxes, insurance, management services, and reserve fund contributions. This comprehensive approach creates predictable costs shared equally among owners. There are no hidden fees—the only additional costs would be for optional premium services you specifically request, such as private chefs or special events.

What happens if the property is damaged during my stay?

Owners are responsible for maintaining the property's condition. Our team conducts thorough inspections after each visit, and any damage beyond normal wear and tear is the responsibility of the owner staying at that time. Our focus is always on quick resolution and maintaining the property's impeccable condition for all owners to enjoy.

Can I bring guests to stay at the property?

Your Parisian home is yours to share. Guests can stay with you during your visits or even enjoy the apartment without you present (as "Unaccompanied Guests") with a maximum of 1 week per year. We simply ask for guest information before arrival for security purposes. Many owners delight in offering friends and family an authentic Parisian experience—it's one of the joys of ownership.

Are pets allowed on the property?

We understand that pets are family members and an important part of feeling at home in Paris. As we are in the center of Paris, we decided to only autorise dogs below 8kg. We simply ask owners to respect the property and ensure proper cleaning after their stay to maintain the home's impeccable condition for all co-owners to enjoy.

Phileas Society

What is the Phileas Society?

The Phileas Society is far more than a membership – it is a private circle dedicated to transforming visitors into true city insiders. It was born from our founders' deep love for Paris and a passion to share authentic city life beyond the bounds of simple ownership.

Expert curators craft personalized journeys, granting privileged access and rare encounters. The Society invites members to truly inhabit the city's secret soul, discovering Paris as few ever do.

What exclusive experiences does membership include?

Membership unlocks bespoke journeys curated across four pillars: Gastronomy, Fashion & Lifestyle, Art & Culture, and Entertainment. Imagine privileged encounters and rare discoveries such as:
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· Art & Culture: Private exhibition previews, artist studio visits, and after-hours museum access guided by renowned curators.
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· Gastronomy: Culinary treasures like daily breakfast deliveries, private chef dinners in historic residences, exclusive vineyard visits, and rare wine tastings.
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· Fashion & Lifestyle: Personalized experiences including private shopping appointments, visits to designer ateliers, in-home wellness services like massages, and personal training sessions.
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· Entertainment: Exclusive musical performances, access to premier cultural events or unique music experiences, and unique sporting opportunities like playing a round of golf with a pro.
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These experiences are tailored by dedicated curators to align with your passions, helping you discover the city as it reveals itself only to the few.

Is Society membership included with ownership?

Yes, membership in the Phileas Society is included with your ownership for the first year. This reflects our founders' core value: a commitment to personally guiding your journey, ensuring your time in the city is truly unforgettable. From the moment you receive your keys, your immersion into the heart of the city begins, led by our expert curators.