Family apartment in Paris 14th: a 105 sqm 5-bedroom in Alesia for 980,000 euros, negotiated at -8%

A Parisian family with three children purchased a 105 sqm 5-bedroom in the Alesia neighborhood of the 14th arrondissement for 980,000 euros, 8% below the listed price of 1,065,000 euros. The Home Select property hunter conducted this search over 10 weeks in a segment where the supply of large family apartments is structurally scarce.

Mission summary

• Property hunter: Home Select
• Area: Paris 14th, Alesia / Mouton-Duvernet
• Property type: 5-bedroom, 105 sqm, 3rd floor with elevator
• Initial budget: 1,100,000 euros including fees
• Listed price: 1,065,000 euros
• Negotiated price: 980,000 euros (-8%)
• Search duration: 10 weeks
• Buyer profile: Couple with 3 children (ages 3, 7 and 10), living in the 15th

The project

This family occupied a 78 sqm 4-bedroom in the 15th arrondissement, an apartment that had become too small since the birth of their third child. The two eldest shared an 11 sqm bedroom, a configuration reaching its limits. The couple wished to stay on the Left Bank, close to the children’s schools and to parc Montsouris where the family spent their weekends.

The 14th arrondissement was their primary target: less expensive than the northern 15th or the 6th, but offering the same family-friendly environment with Alesia, Mouton-Duvernet and rue Daguerre. Their budget constraint of 1.1 million euros was tight for a 5-bedroom in this area, a reality the Home Select property hunter confirmed at the first meeting, while assuring them the project was feasible.

The search strategy

The property hunter identified the precise segment to target: 5-bedroom units between 95 and 115 sqm in the Alesia-Mouton-Duvernet-Denfert perimeter, in buildings from the 1930s to 1970s, the only ones offering floor plans with four separate bedrooms in this surface range. Haussmann buildings in the 14th, with their enfilade rooms, were less suited to a family configuration with three separate bedrooms.

The main difficulty was the scarcity of supply. 5-bedroom units represent less than 8% of sales in the 14th. Families occupying this type of property stay an average of 12 to 15 years, limiting the flow of listings. The property hunter therefore activated a dual strategy: daily monitoring of property portals and direct prospecting with building managers in the area, notaries and local agencies.

Over 10 weeks, 11 properties were visited. Three were 4-bedrooms relabeled as 5-bedrooms (a “bedroom” of 6 sqm without a window), two had structural co-ownership issues (a facade renovation voted at 25,000 euros per unit, not provisioned). The selected property was identified through a notary in the 14th managing an elderly owner’s estate.

The property found

A 105 sqm 5-bedroom on the 3rd floor with elevator, in a 1935 Art Deco building on avenue du General-Leclerc, between Alesia and Mouton-Duvernet. The apartment featured a double living room of 28 sqm with decorative fireplace, four bedrooms of 14, 13, 11 and 10 sqm, a 10 sqm closed kitchen and a bathroom.

The floor plan was remarkably functional for a building of this era: a central hallway served all rooms without having to pass through the living room, ideal for a family with three children of different ages. The windows had double glazing, the original mosaic parquet was in good condition. The DPE energy rating was D.

The building, in good overall condition, had been renovated in 2019. Co-ownership charges amounted to 350 euros/month (concierge, elevator, collective gas heating). Parc Montsouris was a 12-minute walk away, the Mouton-Duvernet station (Line 4) just 3 minutes.

The negotiation

The listed price of 1,065,000 euros corresponded to 10,143 euros/sqm, a positioning 5 to 8% above the DVF median for the area for comparable 5-bedroom units. The inheritance context worked in the buyer’s favor: three heirs wanted a quick and clean sale.

The property hunter negotiated by presenting DVF transaction data for the neighborhood over the preceding 12 months (median at 9,200-9,600 euros/sqm for 5-bedroom units in the 14th) and highlighting necessary works: replacement of the collective boiler (estimated share of 8,000 euros), refreshing of the kitchen and bathroom (15,000 euros).

The initial offer at 950,000 euros was deemed too low by the heirs. The negotiation proceeded in two stages: a counter-proposal at 1,020,000 euros, then a final agreement at 980,000 euros (9,333 euros/sqm), conditional on reducing the final deed signing period to two months instead of three, allowing the heirs to settle the estate more quickly.

The 85,000-euro saving over the listed price funded the refreshing works and notary fees.

What this mission illustrates

Inheritances are the best opportunities for large family apartments. Heirs, often eager to sell and emotionally detached from the property, accept significant discounts in exchange for a smooth and fast transaction. A property hunter identifies these situations before they reach the public market.

The 14th arrondissement is the Left Bank’s best-kept secret for families. Less publicized than the 6th or 7th, it offers family-sized units at prices 30 to 40% lower, with a comparable quality of life: quiet streets, quality shops, green spaces, well-regarded schools.

The floor plan layout is as important as the total surface area. A 105 sqm 5-bedroom with four real bedrooms and a distribution hallway is worth more, for a family, than a 115 sqm 5-bedroom in enfilade where you must cross the living room to reach the bedrooms. The property hunter assesses this match between floor plan and lifestyle, a criterion that property portals cannot filter, as we detail in our article on key points to check during a viewing.

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