Dual-aspect 4-room in Daumesnil: 95 sqm for a growing family, negotiated to 780,000 euros

A couple expecting their second child needed to leave a 2-room in the 11th for a family flat. The Home Select property hunter found a 95 sqm dual-aspect 4-room in the Daumesnil neighbourhood of the 12th arrondissement and negotiated it to 780,000 euros, a saving of 40,000 euros, in 8 weeks.

Mission overview

• Property hunter: Home Select
• Area: Paris 12th, Daumesnil / Coulee verte
• Property type: dual-aspect 4-room, 95 sqm, 3rd floor with elevator
• Initial budget: 820,000 euros
• Negotiated price: 780,000 euros (-4.9% from the asking price of 820,000 euros)
• Search duration: 8 weeks
• Buyer profile: Couple in their thirties, 1 child aged 3 + pregnancy in progress

The brief

This couple lived in a 48 sqm 2-room on rue de la Roquette in the 11th, a neighbourhood they loved but where family-sized flats ran well beyond their budget. The second pregnancy set the search in motion: they had 5 months to find, sign and move before the due date.

The 12th arrondissement was their preferred alternative to the 11th: the same Right Bank, a comparable neighbourhood life, but prices per sqm 15 to 20% lower and roomier flats. Daumesnil appealed to them for the Coulée verte, ideal with children.

The search strategy

The deadline of 5 months before the birth called for an efficient search. The property hunter concentrated on the Daumesnil-Nation-Bel-Air triangle, looking specifically for dual-aspect 4-rooms (east-west or north-south) to ensure good light in a neighbourhood where buildings are often deep.

A lift was a firm requirement, with the daily juggling of a double buggy and shopping in mind. This filter removed about 40% of the available stock in the 12th, but guaranteed everyday comfort.

Over 8 weeks: 10 flats pre-selected, 7 viewed (3 of them by video during a work trip), 2 offers made.

The property

The chosen 4-room was on avenue Daumesnil, on the 3rd floor with lift. A 95 sqm dual-aspect layout running north to south: a 26 sqm living room on the avenue side (bright, slightly noisy), a 10 sqm separate kitchen, 3 bedrooms of 12, 11 and 9 sqm on the quiet courtyard side, a bathroom with bath and shower, a separate WC.

The 1960s building, well kept, had generous proportions and 2.70 m ceilings. The building had just voted through and completed the facade renovation, removing the risk of future exceptional charges. The courtyard-side windows looked over the Coulée verte, a rare tree-lined view in Paris.

The negotiation

At its asking price of 820,000 euros, the flat sat right at the couple’s ceiling. The property hunter found a lever: the kitchen, original to the building, needed replacing in full, costed at 12,000 euros. The avenue-side double glazing was also ageing and letting in noise.

The first offer of 770,000 euros was declined. The parties settled at 780,000 euros, or 8,211 euros per sqm, by offering a faster timetable (preliminary contract within 10 days), which suited the seller, already committed to a property in the provinces. The saving was 40,000 euros.

The couple moved in 3 months before the birth, with time to redo the kitchen and set up both children’s bedrooms.

What this mission illustrates

Planning ahead is the key for growing families. Starting the search 5 months before a change in family circumstances leaves time to find the right flat without pressure. A property hunter for families manages the whole process, from search to move.

The 12th offers the best family-sized flats on the Right Bank. At 8,200 euros per sqm in the Daumesnil area, the 12th arrondissement puts 4-rooms of 90 to 100 sqm within reach, where the 11th or the 3rd would need 30% more for the same space.

A view over the Coulée verte is a long-term asset. Like a garden or landmark view, a tree-lined outlook over the Coulée verte adds a premium on resale. Buyers tend to underrate it at purchase, but it makes the difference when selling.

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