Published on and written by Cyril Jarnias
Argenteuil is increasingly catching the eye of investors looking for a compromise between reasonable prices, good rental yields, and urban dynamism. The most populated commune in Val-d’Oise, part of the Greater Paris Metropolis, it’s about ten minutes by train from Paris Saint‑Lazare, with square meter prices roughly 40% lower than in the capital. In a context where the Paris Region market is starting to recover after a significant slump, Argenteuil combines several advantages: strong rental demand, infrastructure projects, urban renewal, and gross yields often above 5%.
This article analyzes investment opportunities in Argenteuil by detailing prices, rents, rental yields, different neighborhoods, and ongoing urban projects. It also covers local taxation, potential risks, and suggests adapted investment strategies.
Argenteuil: A Still Affordable Yet Very Tight Paris Region Market
With over 110,000 inhabitants, an area of about 17 km², and a density exceeding 6,000 inhabitants/km², Argenteuil is a dense, young (median age 34, over a third of residents are under 25), and rather working-class city, with a high poverty rate (37%) and a median annual income around €28,000. This socio-demographic profile explains both sustained rental demand and certain social fragilities in several neighborhoods.
Over half of the area’s residents are tenants, illustrating the tension in the rental market.
Prices Lower than the Rest of Île‑de‑France… But Rising Long-Term
Sources vary slightly between organizations, but they converge on an order of magnitude: prices generally hover around €3,000 to €3,800/m², with strong variations depending on the neighborhood, property type, and condition.
A set of key data points provides a benchmark:
| Indicator | Indicative Value in Argenteuil |
|---|---|
| Overall average price per m² (all sources) | €3,100 – €3,900/m² |
| Average apartment price (common reference) | ≈ €3,311/m² |
| Average house price (common reference) | ≈ €3,855/m² |
| General price range | €2,161 – €5,741/m² |
| Difference vs. Val‑d’Oise (departmental avg.) | ≈ –6% |
Over five years, prices have generally increased (on the order of +12% to +24.5% depending on the data series), before declining sharply over the last three years: –13.2% over three years, –8.35% between 2022 and 2024. However, they remain above 2018 levels, indicating more of a correction than a lasting downturn.
Price drop over two years in Argenteuil, more pronounced than the departmental average for Val-d’Oise.
A Transaction Market Slowing Down… But Still Under High Pressure
Another sign of this transitional phase: the sales volume has fallen by about 60% in two years (368 transactions in 2024), even as demand remains higher than supply. The current stock is around just 216 properties for sale, with an average size close to 74 m² and an overall condition judged as “fair” (average 3.7/5).
This is therefore a market described as “slowing” in volume, but still very tight in terms of supply/demand balance. Typically, this context favors well-funded investors, capable of negotiating good prices on a recovering market while benefiting from robust rental demand.
Sale Prices: Differences Between Apartments, Houses, and Property Types
Prices vary significantly depending on the property type. The most structured data paints the following picture:
| Property Type | Average Price per m² (main ref.) |
|---|---|
| Apartments – overall | ≈ €3,311/m² (€2,161 – €5,741/m²) |
| Houses – overall | ≈ €3,855/m² (€2,277 – €5,247/m²) |
| Apartments – other source | ≈ €2,877/m² (January 2026) |
| Houses – other source | ≈ €3,700/m² (January 2026) |
Houses cost a bit more on average than apartments, but the difference remains moderate. Above all, the breakdown by size shows very differentiated price levels.
Detail by Property Type: Studio, 2-Bedroom, 3-Bedroom… At What Values?
For apartments, a very useful grid for calibrating an investment project emerges:
| Apartment Type | Estimated Average Price per m² |
|---|---|
| Studio (1-Bed) | ≈ €3,491/m² |
| 2-Bedroom | ≈ €3,187/m² |
| 3-Bedroom | ≈ €2,807/m² |
| 4-Bedroom+ | ≈ €2,521/m² |
The larger the unit, the lower the price per square meter: a classic pattern in the Paris suburbs, which opens up good profitability prospects for small units… provided one manages costs and vacancy well.
For houses, the same logic by size appears:
| House Type | Estimated Average Price per m² |
|---|---|
| 3-Bedroom | ≈ €4,300/m² |
| 4-Bedroom | ≈ €3,742/m² |
| 5-Bedroom | ≈ €3,457/m² |
| 6-Bedroom+ | ≈ €3,253/m² |
Small family homes of 3 to 4 bedrooms remain highly sought after, including by owner-occupiers, which supports prices. For a long-term investment investor aiming for eventual resale, these sizes often constitute the “sweet spot”.
Examples of Total Prices by Unit Size
Beyond price per square meter, some rough figures help visualize an acquisition budget:
| Unit Type | Approx. Size | Average Total Price |
|---|---|---|
| Studio | 26 m² | ≈ €104,000 |
| 2-Bedroom | 45 m² | ≈ €159,000 |
| 3-Bedroom | 67 m² | ≈ €203,000 |
| 4-Bedroom | 91 m² | ≈ €260,000 |
| 2-Bedroom (other source) | – | ≈ €139,800 |
| 3-Bedroom (other source) | – | ≈ €194,920 |
Examples of recent sales illustrate this reality: a 2-bedroom of 62 m² in the Bas Coteaux area sold for €156,000 (≈ €2,516/m²), an older house of 100 m² downtown less than 10 minutes from the central station went for €359,000 (≈ €3,590/m²), and a contemporary house of 200 m² in Belle Vue for around €595,000 (≈ €2,975/m²).
Rents That Are Strong and Rising Over Time
On the rental side, Argenteuil positions itself in the upper-middle range of the Greater Paris region, well below Paris but with rents that maintain attractive yields.
The broad figures are as follows:
| Indicator | Indicative Value |
|---|---|
| Average rent all sizes | ≈ €17.9/m²/month |
| Apartment range | €12 – €29/m²/month |
| Average house rent | ≈ €20.6/m²/month (€14–€28) |
| Median apartment rent (excl. charges) | ≈ €16/m²/month |
| Average furnished rent | ≈ €22/m²/month |
| Average unfurnished rent | ≈ €19/m²/month |
Smaller units rent for more per square meter:
| Apartment Type | Median Rent per m² (excl. charges) |
|---|---|
| Studio (1-Bed) | ≈ €21/m² |
| 2-Bedroom | ≈ €17/m² |
| 3-Bedroom+ | ≈ €14/m² |
Over five years, rents have climbed, especially for studios (+12.7%), a bit less for 2-bedrooms (+3.8%) and 3-bedrooms+ (+2.5%). Over one year, the trend is more mixed: marked increase for studios (+11.1%), slight decrease for 2-bedrooms (–0.9%) and a clearer drop for larger units (–5.3%), which can be explained by households’ trade-offs in the face of the general rise in the cost of living.
In absolute value, we find approximately the same figures, which allows for comparing the magnitude of data without considering their sign (positive or negative).
| Unit Type | Average Monthly Rent |
|---|---|
| 1-Bedroom | ≈ €710 |
| 2-Bedroom | ≈ €970 |
| 3-Bedroom | ≈ €1,220 |
| 4-Bedroom+ | ≈ €650* |
the value for 4-bedrooms appears inconsistent in the raw data, likely a source error.
Rental Yields: 5% to 6% Gross Quite Common
This is one of the major assets of real estate investment in Argenteuil: the combination of moderate prices and high rents generates gross yields often above the national average.
Several estimates give the measure:
| Yield Type | Average Level / Range |
|---|---|
| Overall average gross yield | ≈ 6.3% (other sources: 5.3–6.1%) |
| Average gross furnished yield | ≈ 5.11% |
| Average gross unfurnished yield | ≈ 4.65% |
| Furnished range (by neighborhood) | 4.43 – 5.97% |
| Most profitable neighborhoods (e.g.) | Up to ≈ 6–7% gross |
A comparative table by apartment type illustrates the possible profitability (2025 data):
| Unit Type | Average Purchase Price | Average Monthly Rent | Estimated Gross Yield |
|---|---|---|---|
| 1-Bedroom | ≈ €139,800 | ≈ €710 | ≈ 6.09% |
| 2-Bedroom | ≈ €194,920 | ≈ €970 | ≈ 5.97% |
| 3-Bedroom | ≈ €247,000 | ≈ €1,220 | ≈ 5.93% |
| 4-Bedroom+ | ≈ €315,270 | ≈ €650* | ≈ 2.47%* |
– again, the price/rent combination for large units clearly reflects a statistical anomaly. In practice, a well-positioned 4-bed rarely yields 2.5% gross.
It’s the average number of years of rent needed to pay off a property worth €240,000 rented for €960 per month.
The Val d’Argent Nord neighborhood, although sensitive, shows for example a gross yield on furnished properties around 6.29%, illustrating the classic trade-off between high profitability and higher rental risk.
A City in Transformation: Urban Projects and Transport
One of the strong arguments for investing in real estate in Argenteuil lies in the urban transformation dynamic driven by the Greater Paris Metropolis and the commune itself.
Neighborhoods Undergoing Renovation and New Developments
Several major projects will change the face of the city and potentially support property values in the medium term:
The city of Argenteuil is undertaking a major urban transformation including: the vegetal redevelopment of the town center (Gabriel-Péri axis); the creation of a new “Rive Gauche” district with about 2,600 housing units by 2030; the development of the Seine riverbanks into a promenade by 2026; the renovation of the Val d’Argent sectors; the conversion of the former Yoplait brownfield site into a multi-activity “Urban Valley” site; and the development of a commercial and residential hub “Cap Héloïse / Les Promenades Argenteuil”.
The Argenteuil train station area is also the subject of a structuring project: on a plot of about 10,000 m², currently occupied by parking lots and brownfields, a program mixing tertiary real estate, high-end hotels, and restaurants is planned, at the foot of a multimodal hub (Transilien J line, numerous bus lines, future projects like the Tangentielle Nord). In this type of area, international experience shows that property values tend to appreciate as the transport and service hub grows.
Mobility: The Advantage of Proximity to Paris and La Défense
Argenteuil already benefits from highly efficient rail connections: the Transilien J line connects Argenteuil station to Paris Saint‑Lazare in about ten minutes, with high frequency. The area has several stations (Argenteuil, Val d’Argenteuil, etc.) and is served by numerous bus lines (over a dozen serve the station area alone), in addition to quick access to the A15 and A86 highways.
The ‘Bus Entre Seine’ high-level bus service project, spanning 8.2 km between Argenteuil and Cormeilles-en-Parisis, with dedicated lanes and landscaped amenities, can generate property appreciation within a radius of 500 m to 2 km once the infrastructure is operational.
Finally, the future Tangentielle Nord and, more broadly, the Grand Paris Express ecosystem should, in the long term, strengthen Argenteuil’s connection to major employment hubs (Saint‑Denis, La Défense, Nanterre, Roissy).
Where to Invest in Argenteuil? Overview of the Main Neighborhoods
The question of neighborhoods is central: in Argenteuil, differences in price, yield, and perception (safety, image, quality of life) are very marked depending on the area. A detailed approach is required.
Town Center and Old Argenteuil: Heart of the City, Amenities, and Heritage Value
The town center concentrates shops, cultural facilities, administrative services, and part of the economic activity (Côté Seine shopping mall, markets, cultural facilities…). It is an area highly sought after by young professionals and couples, for its proximity to transportation and services.
Prices there are logically above the municipal average. Some sources mention over €4,000/m² in the best streets, while others estimate the North and South Town Center zone around €3,300/m². It’s mostly apartments, renovated old stock or condominiums from the 1960s‑1970s, with potential for value-add through energy renovation.
The Old Argenteuil neighborhood, characterized by its townhouses, small bourgeois buildings, and intimate streets, mainly attracts families with comfortable budgets and owner-occupier buyers. For an investor, this sector prioritizes long-term value appreciation over hyper-profitability, though rental markets remain solid here.
Les Coteaux and Orgemont: Residential, Views, and Intermediate Yield
Les Coteaux and Orgemont offer a more suburban feel, with houses, medium-sized residences, open views (especially from the Butte d’Orgemont), and a greener living environment. The Coteaux neighborhood is considered one of the most affluent, with a high proportion of houses (over 70%), prices often above €4,000/m² for the best-situated properties, and a very good image in terms of quality of life.
Orgemont is more mixed: some streets offer a very good price/living environment ratio, others are more marked by social housing or maintenance issues. Average prices are around €3,800/m² according to several sources, with interesting yield potential as rents remain strong, and prospects for capital gains as the neighborhood continues its transformation.
This is the gross yield, in percentage, that Pinel investments can generate in new developments or houses divided for coliving in these sectors.
Val Notre‑Dame: Family-Oriented, Mixed, and Well-Located
Val Notre‑Dame is a predominantly residential neighborhood, mixing houses from the 1960s‑1970s, small apartment buildings, and more recent developments. The population is relatively young (average age around 35), and houses account for over half the housing stock. This neighborhood benefits from proximity to the Seine, decent transport links, and green spaces.
Prices are in the upper average range for Argenteuil, without reaching those of the historic center or Les Coteaux, making it an interesting zone for middle-income renting families. Yields there can approach 6% gross, especially for well-positioned 3/4-bedrooms, with rental risk considered more limited than in the most sensitive neighborhoods.
Val d’Argent North and South: High Profitability, Increased Risks
The two large housing developments of Val d’Argent, north and south, concentrate a significant share of social housing and apartment blocks built in the 1960s‑1970s. These neighborhoods are undergoing urban renewal but remain classified as sensitive, with recurring issues of delinquency, antisocial behavior, drug dealing, and degraded buildings.
This is the average gross rental yield for furnished properties in the Val d’Argent Nord sector, often exceeding 6% due to some of the lowest per m² prices in the commune.
For an experienced investor, skilled in property management in this type of neighborhood (strict tenant screening, good knowledge of local associations and stakeholders, close management), the risk/return trade-off can be interesting. For a first-time investor or a primary residence purchase, many professionals recommend caution, or even avoiding these areas, at least until urban renewal has fully taken effect.
Other Micro-Neighborhoods: Tronc, République, Belle Vue, Morifosse…
Spot data provides some additional benchmarks:
| Sector | Approx. Avg. Price per m² | Quick Profile |
|---|---|---|
| Tronc | ≈ €3,913/m² | Quiet residential, near Seine, green spaces |
| République | ≈ €3,770/m² | Dynamic, near center and transport |
| Belle Vue | ≈ €3,428/m² | Suburban, elevated, fairly quiet |
| Morifosse | ≈ €3,741/m² | Residential, “affordable” prices for the area |
These intermediate zones can offer an interesting compromise between price, living environment, and safety, though they lack the same prestige as the center or Les Coteaux. For an investor looking for family properties to rent long-term, they are relevant targets.
Housing Stock Structure: Many Apartments, But Still Plenty of Houses
Argenteuil’s residential stock has just over 45,000 housing units, with more than 93% being primary residences. About 0.7% are secondary homes and 6.1% are vacant. The city is characterized by a high proportion of apartments (around 68–69% of the stock), but the share of houses remains significant (about 31%).
The breakdown of primary residences by number of rooms is as follows:
| Number of Rooms | Number of Units | Share of Primary Stock |
|---|---|---|
| 1 room (studio) | ≈ 3,339 | ≈ 8.1% |
| 2 rooms | ≈ 7,255 | ≈ 17.6% |
| 3 rooms | ≈ 13,439 | ≈ 32.6% |
| 4 rooms | ≈ 10,265 | ≈ 24.9% |
| 5 rooms and + | ≈ 6,926 | ≈ 16.8% |
This structure explains the strong demand for 2 and 3-bedroom units, which together account for more than half the stock, but also the appetite for family-sized 4/5-bedroom units in residential neighborhoods. For investors, targeting the most sought-after sizes (2–3 bedrooms in the town center or near stations, 3–4 bedrooms in family sectors) helps reduce vacancy risk.
Additional Costs: Local Taxation, Notary Fees, Renovation, and Charges
Evaluating the profitability of a real estate investment in Argenteuil cannot be limited to the price/rent equation. Several recurrent or one-time cost items must be factored in.
Local Taxation: Property Tax and Other Levies
The property tax in Argenteuil is known to be high, in a context of strained local finances. The average amount is around €2,000 per year (≈ €2,029), with significant variations depending on size, property type, and location.
Property tax rates on built properties consist of a municipal portion and a departmental portion. In 2023, the municipal rate reached 38.14%, placing Argenteuil in the higher half of French cities. For 2025, a set of rates gives, for example:
– municipal portion around 21.84%;
– departmental portion around 17.18%;
– Gemapi contribution at a symbolic rate, on the order of 0.01%.
In addition to property tax, owners are liable for the Household Waste Collection Tax (TEOM), calculated on the cadastral rental value (about 5.86% in 2025). Owners of secondary residences also remain subject to the residence tax for these properties.
A national reform of cadastral values is scheduled, updating bases dating from the 1970s. The government estimates that, on average, this revision could increase property tax by about €63 for affected homes and generate nearly €466 million in additional revenue for local authorities. Argenteuil property owners are therefore likely to see their property tax rise from this reform.
For a concrete example, purchasing an older 70 m² apartment for €257,238 entails notary fees of about €18,500, including over €15,000 in taxes and duties.
Notary Fees: New Build vs. Old Property
Acquisition costs differ greatly depending on whether it is a new build or an old property. In Argenteuil, on a typical example of a 70 m² 3-bedroom:
For a €257,238 purchase of an older property, notary fees amount to about €18,500, mainly due to registration duties.
This is one of the arguments in favor of new builds for investors, in addition to 10-year warranties, better energy performance, and often controlled condominium fees.
Cost of Renovation and Energy Retrofits
Argenteuil’s housing stock includes a non-negligible share of “energy sieves” (about 12% of homes rated F or G), which can be both a risk (progressive ban on renting the worst energy-rated properties) and an opportunity (discount on purchase, possible subsidies, capital gain after work).
The average renovation costs are estimated as follows:
| Type of Work | Indicative Cost per m² Renovated |
|---|---|
| Simple cosmetic refresh | from ≈ €240/m² |
| Light renovation | from ≈ €490/m² |
| Complete renovation | from ≈ €860/m² |
| Major renovation | from ≈ €1,200/m² |
For a 70 m² apartment, a simple refresh can cost around €17,500, while a major renovation can go up to €70,000. The state subsidizes part of energy renovation work through schemes like MaPrimeRénov’ or Anah grants, which can significantly improve the economics of a rental repositioning project.
Investment Strategies: New Build, Old Property, Furnished, Pinel, Coliving…
Once the market is understood, the next step is defining the strategy best suited to one’s objectives: pure yield, supplemental income, tax reduction, long-term capital gain, or portfolio diversification.
Investing in New Builds: Pinel and Rental Comfort
Argenteuil is classified in Zone A of the Pinel scheme, allowing for an income tax reduction for investing in new rental properties, subject to respecting rent ceilings and tenant income limits. The rent ceiling in Zone A is around €17.55/m², which remains close to market levels for well-positioned properties.
The new developments identified in the commune (several operations deliverable between 2025 and 2028, like “Le Clos de l’Abbaye”, “Les Canotiers”, “Villa Nymphea”, “Les Jardins Balzac”, etc.) offer typologies from studios to 5-bedrooms in various neighborhoods (center, Val Notre‑Dame, Orgemont, riverfront…).
Gross yield generated by a €200,000 Pinel investment in a 52 m² unit rented for €912/month, before tax advantage.
Investing in Old Properties: Cash-Flow and Value Creation
Old properties offer a lower entry ticket (per square meter) than new builds and greater potential for value creation, especially in condominiums needing renovation or transitioning neighborhoods.
Several levers can be activated:
– buy a small unit needing renovation near a station or in the town center, furnish it, and switch to furnished rental (LMNP) to increase rents by 15 to 25% and depreciate the property for tax purposes;
– divide a large apartment or house into several units for coliving, highly demanded by young professionals, often generating 20 to 40% more total rent compared to a standard lease;
– target neighborhoods slated for transformation (station area, renovated Val d’Argent, riverfront) to capture medium-term value appreciation, while benefiting from yields above 6% in the interim.
Under the non-professional furnished rental (LMNP) regime, rental income is taxed under the category of Industrial and Commercial Profits (BIC). Two tax regimes are possible: micro-BIC, with a 50% standard deduction on revenue, or the actual expense regime, which allows deduction of real expenses and property depreciation. The latter regime can, under certain conditions, reduce tax due to a level close to zero for several years.
Choosing Property Types: Small Units, 2/3-Bedrooms, or Large Homes?
Yield data shows a fairly clear hierarchy: small 1 to 3-bedroom apartments, well located, generally offer the best gross yields (often around 6%). They are sought by students and young professionals attracted by proximity to Paris and La Défense at softer prices than in the inner suburbs.
Family-sized 3/4-bedrooms, especially in residential neighborhoods like Val Notre‑Dame, parts of Orgemont, or around the center, can offer greater rental stability (longer average tenancy, reduced vacancy), with slightly lower yields but less turnover risk.
Large houses and high-end apartments are more suited to a heritage or personal use logic, with often lower yields, reserved for long-term strategies (inheritance, future residence, diversification of an already well-endowed portfolio).
Macro Context and Risks: Interest Rates, French Market, Precautions
Investing in real estate in Argenteuil fits into a broader environment: that of the French real estate market and loan rates.
Interest Rates, Tepid Market Recovery
After a phase of significant tightening in financing conditions, mortgage rates stabilized around 3% over 20 years in 2025. This stabilization, combined with the price decline observed since 2022, is starting to restore purchasing power to households, even if borrowing capacity remains lower than in the near-zero-rate era.
In Q1 2025, prices for older properties in France rose slightly (+0.39% year-on-year). The situation is stable in Île-de-France, but prices continue to fall within Paris intramuros, where apartments cost about €9,500/m². In this context, Argenteuil, with prices two to three times lower than in many Parisian neighborhoods, represents an interesting alternative for households who cannot buy in Paris but want to stay close by.
Main Risks to Consider
Several risks must be factored into any investment project:
Rental investment in Argenteuil presents several risks to manage: a market risk with possible short-term price declines; a rental risk linked to social fragilities in certain neighborhoods, requiring rigorous selection and insurance; a regulatory risk with tightening energy performance regulations and potential rent controls; a fiscal risk due to high local taxation and upcoming reforms; and a risk of unforeseen renovation costs in old properties, which can impact profitability.
These risks are not specific to Argenteuil, but they take on particular relief there due to strong social diversity, poverty levels, and renovation needs.
In Practice: Which Investor Profile for Which Project?
Real estate in Argenteuil is not for just one type of profile. Several approaches can find their match.
A yield-oriented investor, willing to accept higher rental risk, could look at neighborhoods undergoing renovation or working-class areas (Val d’Argent, certain parts of Orgemont or the north of the city), targeting apartments with high renovation potential for furnished or coliving strategies. Their goal: aim for 6 to 7% gross with tight management oversight.
For a mixed-profile investor, prioritize sectors like Val Notre‑Dame, Tronc, Belle Vue, or areas near the center. Target standard 2/3-bedrooms, rented unfurnished or furnished long-term. Accept a gross yield around 5–5.5%, lower but compensated by greater tenant stability and capital gain prospects from urban projects.
A highly heritage-focused investor, focused on quality of life and future resale, will look at Les Coteaux, Old Argenteuil, or the riverfront, targeting nice-sized apartments or houses. Yield will often be lower, but the potential for capital gains, particularly with the Seine redevelopment and transport improvements, can compensate in the long term.
Conclusion: Why Argenteuil Deserves a Place in a Paris Region Real Estate Strategy
Investing in real estate in Argenteuil is a bet on a city in the near-Paris suburbs that is still under-valued relative to its potential, endowed with a very tight rental market, a young demographic, a strategic location, and an ambitious urban project agenda. Prices per square meter remain significantly lower than in more “established” neighboring communes (Colombes, Sartrouville, Saint‑Gratien, etc.) while offering yields often above the Paris region average.
The counterpart to the yield potential is the need for a very selective approach to neighborhoods and properties, good anticipation of costs (property tax, energy renovation, condominium fees), and rigorous property management, particularly in socially fragile areas.
For an investor ready to do this analytical work and commit for the long term, Argenteuil today offers a rare playing field in Île‑de‑France: a still accessible entry point at the heart of Greater Paris, with prospects for yield and appreciation that are no longer found in many other communes so well connected to Paris and La Défense.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
