In brief
In April 2025, the Home Select buying agent secured for a couple expecting their second child a 95 sqm north-south dual-aspect four-room flat on the 3rd floor with a view over the Coulee verte in the Daumesnil neighbourhood (Paris 12th), negotiated from 820,000 to 780,000 euros (40,000 euros, 4.9%), in 8 weeks, the search started 5 months before the birth. The price obtained of 8,211 euros/sqm reflects the Daumesnil area (8,500 to 10,000 euros/sqm in 2026), 15 to 20% cheaper than the neighbouring 11th. Home Select, a property hunting firm founded in 2011 and member of the FCI, has supported over 1,200 buyers with an average negotiation of 6% off the seller's price.
Key takeaways
- A 95 sqm dual-aspect 4-room in Daumesnil was negotiated from 820,000 to 780,000 euros (4.9% discount)
- The 12th arrondissement offers family 4-rooms of 90 to 100 sqm at 8,200 euros/m², 30% less than the 11th or 3rd
- Starting the property search 5 months before a family change allows completion without time pressure
- Views over the Coulee verte elevated garden provide a resale premium similar to park-view properties
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
Why did this couple expecting their second child leave the 11th for the 12th?
Because the 11th, which they loved, put family-sized flats well beyond their budget, while the neighbouring 12th offered the same kind of neighbourhood life at a lower price per sqm. Their 48 sqm 2-room on rue de la Roquette was no longer enough, and the second pregnancy left them 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.
How do you find a dual-aspect 4-room in Daumesnil in 8 weeks?
By narrowing the search to the Daumesnil-Nation-Bel-Air triangle and to dual-aspect layouts only, east-west or north-south. Over 8 weeks: 10 flats pre-selected, 7 viewed (3 of them by video during a work trip), 2 offers made.
The deadline, 5 months before the birth, called for that discipline. The property hunter held to dual-aspect plans 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.
Which 95 sqm 4-room was found on avenue Daumesnil?
A 95 sqm dual-aspect 4-room running north to south, on the 3rd floor with lift of a 1960s building on avenue Daumesnil, looking over the Coulée verte on the courtyard side. The layout: 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.
Well kept, the building had generous proportions and 2.70 m ceilings. It had just voted through and completed the facade renovation, removing the risk of future exceptional charges. A tree-lined view of this kind is rare in Paris.
How were 40,000 euros negotiated off this 4-room in the 12th?
On two levers: a kitchen original to the building, needing replacing in full at 12,000 euros, and ageing avenue-side double glazing that let in noise. Listed at 820,000 euros, the flat went for 780,000 euros, or 8,211 euros per sqm and 4.9% off.
The asking price sat right at the couple’s ceiling. The first offer of 770,000 euros was declined. The parties settled by offering a faster timetable (preliminary contract within 10 days), which suited the seller, already committed to a property in the provinces.
The couple moved in 3 months before the birth, with time to redo the kitchen and set up both children’s bedrooms.
What can be learned from starting a search five months before a birth?
Five months of lead time was enough: an 8-week search, then a move 3 months before the birth. Planning ahead is the key for growing families, because starting 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.
Is your family growing? Contact our team to find the flat that will grow with you.
Sources
Frequently asked questions
01 Why is the Daumesnil neighbourhood popular with families?
Daumesnil combines the Coulee verte (a 4.5 km elevated garden walkway), the Bois de Vincennes a 10-minute walk away, reputable schools, an active neighbourhood life around Place Daumesnil, and still-accessible prices (8,500-10,000 euros per sqm). Metro line 6 and the RER A (Gare de Lyon) provide efficient transport links.
02 When is the right time to buy a larger apartment when your family is growing?
Ideally 4 to 6 months before the birth or change in family situation, allowing time to find, negotiate, sign and move. A property hunter shortens this timeline to 2-3 months. Waiting until after the birth makes searching and visiting more complicated.
03 Is a 4-room in the 12th a good long-term investment?
The 12th arrondissement has seen steady revaluation over the past 10 years, driven by urban redevelopment (Bercy Village, Coulee verte) and growing appeal for families. A dual-aspect 4-room in a neighbourhood like Daumesnil appreciates on average 2 to 3% per year, with strong rental demand if needed.
04 How was this 4-room in Daumesnil negotiated down by 40,000 euros?
Listed at 820,000 euros, the flat was bought for 780,000 euros (8,211 euros/sqm), a 40,000 euro saving of 4.9%. The Home Select buying agent found two levers: an original kitchen needing full replacement (12,000 euros) and ageing avenue-side double glazing letting in noise. The first offer of 770,000 euros was declined, the deal settling at 780,000 euros thanks to a faster timetable (preliminary contract within 10 days) that suited the seller, already committed to a property in the provinces. Home Select's average negotiation is 6% off the seller's price.
