Paris 19th: a 3-bedroom with a view of Parc des Buttes-Chaumont in 4 weeks

A couple of first-time buyers in their thirties was looking for a bright 3-bedroom in the 19th arrondissement of Paris, near Parc des Buttes-Chaumont. The Home Select property hunter identified a 62 sqm apartment on the 6th floor with a direct view of the park, negotiated from 475,000 euros down to 445,000 euros, saving 30,000 euros (6.3%), in just 4 weeks.

Mission overview

• Property hunter: Home Select, property hunter at Home Select
• Area: Paris 19th arrondissement, Buttes-Chaumont, Botzaris, Mouzaia
• Property type: 3-bedroom, 62 sqm, 6th floor with elevator, park view
• Initial budget: 490,000 euros
• Asking price: 475,000 euros
• Negotiated price: 445,000 euros
• Negotiation: -6.3% (30,000 euros)
• Search duration: 4 weeks
• Buyer profile: First-time buying couple, 32 and 34 years old, permanent contracts

The brief

Emile and Juliette, a web developer and a speech therapist respectively, were renting a 2-bedroom on rue de Belleville. They had built up a deposit of 80,000 euros over four years of saving and wanted to buy their first apartment: a proper 3-bedroom with two separate bedrooms.

Their attachment to the 19th was non-negotiable. They had lived there for six years and knew the streets, the shops, the parks. The priority criterion: proximity to Parc des Buttes-Chaumont, where they ran three times a week.

Their two months of solo searching had gone in circles: decent 3-bedrooms in the Buttes-Chaumont area sold in under two weeks, often above the asking price. They had missed three properties, including one lost to a buyer who had offered above asking on the first viewing.

The search strategy

The Home Select property hunter refocused the strategy on speed of execution. In the Buttes-Chaumont area, the problem is not the supply: properties come onto the market regularly. The issue is reactivity. The best 3-bedrooms between 55 and 65 sqm receive their first offers within 48 to 72 hours of going online.

The property hunter set up a direct alert system with six neighborhood agencies, providing them with a presentation file for the couple (validated financing, precise criteria, ability to make quick decisions). The goal: to be notified before portal publication, or within the first hours.

In parallel, the hunt extended to the wider perimeter around the park: rue Manin, rue de Crimee on the park side, avenue Simon-Bolivar, and the Mouzaia area, the latter offering particular charm with its small townhouses, though apartments are rarer there.

The property

In the fourth week, a partner agency gave advance notice: a 62 sqm 3-bedroom had just been listed on the 6th floor of a 1970s residence on rue Manin. The exceptional asset: a direct, unobstructed view of Parc des Buttes-Chaumont from the living room and the main bedroom.

The apartment offered an efficient dual-aspect layout: 24 sqm living room with bay window and balcony facing the park, 6 sqm open kitchen, 14 sqm main bedroom with park view as well, 11 sqm second bedroom on the courtyard side, bathroom with bathtub. The condition was decent: tiled flooring (to be covered according to taste), clean paintwork, functional fitted kitchen.

The building had charges of 180 euros per month (caretaker, elevator, garden areas). A facade renovation was planned in the long-term schedule but not yet voted on. Energy rating class C, a good level for a building of this era, thanks to thermal insulation upgraded in 2019.

The negotiation

The asking price of 475,000 euros (7,661 euros per sqm) clearly included a premium for the park view. The Home Select property hunter acknowledged that this premium was justified, as properties with park views always resell better, but estimated it was overvalued by 4 to 6%.

The negotiation argument was built around two points: DVF transactions within the residence itself (three sales in the past 18 months, at 7,100, 7,300 and 7,450 euros per sqm, none reaching the asking price), and the upcoming facade renovation (estimated share of 3,000 to 5,000 euros for this unit).

The offer at 440,000 euros was rejected, but the seller appreciated the speed of response (offer submitted less than 24 hours after the viewing). The property hunter raised to 445,000 euros with a commitment to sign within 10 days and pre-approved financing. The seller, who had received another offer at 450,000 euros but with uncertain financing, preferred the certainty. Preliminary contract signed in one week.

What this mission illustrates

Reactivity is the number one success factor in high-demand neighborhoods. Emile and Juliette had missed three properties before engaging the property hunter. In four weeks, the hunter secured an advance preview and submitted an offer within 24 hours. In the 19th arrondissement, speed of execution matters as much as the budget. This is what distinguishes a solo search from a mandate with a property hunter.

A solid financing file carries as much weight as the offer price. The couple’s offer was 5,000 euros lower than a competitor’s. But the validated financing and the commitment to a quick signing convinced the seller. The certainty of closing often trumps the raw price. Having a prepared mortgage transforms a first-time buyer profile into a credible candidate.

Views and location are measurable safe-haven values. The property hunter paid a premium for the Buttes-Chaumont view, but a calibrated one, not excessive. DVF data shows that properties with park views in the 19th resell for an average of 8 to 12% more than comparable properties without views. It is an investment that pays off at resale, and one that market data can quantify.

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Looking for an apartment near Buttes-Chaumont? Contact the Home Select team for a targeted search in the 19th arrondissement.