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

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

Mission overview

• Property hunter: Home Select
• Area: Paris 19th arrondissement, Buttes-Chaumont, Botzaris, Mouzaia
• Property type: 3-room, 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

What 3-room was this couple, rooted in the 19th, looking for?

A proper 3-room with two separate bedrooms, right by the Parc des Buttes-Chaumont, on a budget of 490,000 euros including an 80,000 euro deposit built over four years of saving. Two months searching on their own had gone in circles: Emile and Juliette had missed three flats, one of them to a buyer who offered over asking at the first viewing.

A web developer and a speech therapist, both renting a 2-room on rue de Belleville, they had lived in the 19th for six years and knew the streets, the shops, the parks. Their attachment to the arrondissement was not up for discussion, and they ran in the Buttes-Chaumont three times a week. Yet decent 3-rooms in the area sold in under two weeks, often above asking.

How long do you have to move near the Buttes-Chaumont?

Between 48 and 72 hours: that is how quickly the best 3-rooms of 55 to 65 sqm draw their first offers once online. The Home Select property hunter therefore put speed at the centre of the search, because in this area supply is not the problem, flats come onto the market regularly, but speed is.

The hunter set up a direct alert with six neighbourhood agencies and gave them a presentation file for the couple: validated financing, precise criteria, the ability to decide quickly. The aim was to hear about a flat before it reached the portals, or within the first hours.

The search also reached the wider area around the park: rue Manin, rue de Crimée on the park side, avenue Simon-Bolivar, and the Mouzaïa quarter, which has a particular charm with its little townhouses, though flats there are rarer.

How many weeks did the 3-room with the park view take to surface?

Four: in the fourth week of the search, a partner agency gave advance warning that a 62 sqm 3-room had just been listed on the 6th floor of a 1970s block on rue Manin. Its standout asset was a direct, unobstructed view of the Parc des Buttes-Chaumont from the living room and the main bedroom.

The flat had an efficient dual-aspect layout: a 24 sqm living room with a picture window and balcony facing the park, a 6 sqm open kitchen, a 14 sqm main bedroom also with a park view, an 11 sqm second bedroom on the courtyard side, and a bathroom with a bathtub. The condition was decent: tiled floors (to cover over to taste), clean paintwork, a working fitted kitchen.

Service charges were 180 euros a month (caretaker, lift, garden). A facade renovation was on the long-term schedule but not yet voted through. Energy rating C, good for a building of this era, thanks to insulation upgraded in 2019.

Why did an offer of 445,000 euros beat one of 450,000?

Because it landed less than 24 hours after the viewing, with financing already approved and a commitment to sign within 10 days, while the rival offer, 5,000 euros higher, rested on uncertain financing. The seller chose the certainty: agreement at 445,000 euros, or 7,177 euros per sqm, a 30,000 euro reduction (6.3%) on the 475,000 asked.

That asking price of 475,000 euros (7,661 euros per sqm) plainly carried a premium for the park view. The Home Select property hunter accepted that the premium was justified, since flats with park views always resell better, but judged it overstated by 4 to 6%. The case rested on two points: DVF sales within the block itself (three in the past 18 months, at 7,100, 7,300 and 7,450 euros per sqm, none reaching the asking price), and the coming facade renovation (an estimated share of 3,000 to 5,000 euros for this flat). An opening offer of 440,000 euros had been turned down. The preliminary contract was signed within a week.

Why can a lower offer win in the 19th?

Speed is the first success factor in high-demand neighbourhoods. Emile and Juliette had missed three flats before engaging the property hunter. In four weeks, the hunter secured an advance look and put in an offer within 24 hours. In the 19th arrondissement, speed counts as much as the budget. This is what separates a solo search from a mandate with a property hunter.

A solid financing file weighs as much as the offer price. The couple’s offer was 5,000 euros below a rival’s, yet the validated financing and the commitment to sign quickly won the seller over. The certainty of closing often beats the headline price. A prepared mortgage turns a first-time buyer into a credible candidate.

View and location are measurable, durable values. The property hunter paid a premium for the Buttes-Chaumont view, but a measured one. DVF data shows that flats with park views in the 19th resell for 8 to 12% more on average than comparable flats without. It is an investment that pays off on resale, and one that market data can quantify.

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