Home Select found a couple an 85 sqm apartment with an 18 sqm terrace in the 12th arrondissement of Paris, on the top floor of a 1970s building. The property was acquired for 695,000 euros against the listed price of 739,000 euros, a negotiation of 6.0%. Catherine Ziegler, property hunter, conducted this search in 7 weeks.
Mission summary
- Property hunter: Catherine Ziegler
- Area: 12th arrondissement, Picpus / Nation neighborhood
- Property type: 3-bedroom, 85 sqm + 18 sqm terrace
- Initial budget: 750,000 euros
- Listed price: 739,000 euros
- Purchase price: 695,000 euros (-6.0%)
- Search duration: 7 weeks
- Buyer profile: Couple in their fifties, reselling owners in the 20th
The project
Marc and Nathalie were selling their 3-bedroom without outdoor space in the 20th arrondissement to buy an apartment with a terrace. After thirty years of Parisian living, they finally wished to have an outdoor space without leaving the capital. Their main requirement: a real terrace, not a 2 sqm wraparound balcony, usable for a table, plants and outdoor dining from April to October.
The couple had been browsing listings for four months without success. The rare apartments with terraces within their budget were sold before a second viewing. They contacted Home Select on the recommendation of friends who had used our services two years earlier.
The search strategy
Catherine Ziegler immediately framed expectations. In Paris, terraces of more than 15 sqm represent less than 5% of the supply. To maximize chances, she broadened the search to top floors of 1960s-1980s buildings, which more often feature roof terraces than Haussmann buildings.
The search area covered the 11th, 12th and 20th arrondissements, areas where the price per sqm allows absorbing the premium associated with outdoor space. Catherine directly contacted 18 agencies in these arrondissements and activated her contacts with property managers overseeing co-ownerships with rooftop terraces.
In five weeks, seven properties matching the criteria were identified. Four were visited. The first three had deal-breaking defects: waterproofing that needed complete redoing at an estimated cost of 40,000 euros on one, a terrace with exclusive use rights only (not private ownership) on another, and direct overlooking on the third.
The property found
The fourth property checked every box. An 85 sqm 3-bedroom on the 7th and top floor of a 1972 building, rue du Rendez-Vous. The 18 sqm south-facing terrace was registered as a private area in the co-ownership rules. The waterproofing had been redone in 2021, covered by a ten-year warranty until 2031.
The interior needed refreshing, with the original kitchen and bathroom, but the structure was sound. The 30 sqm double living room opened directly onto the terrace through a large bay window. The two bedrooms, 13 sqm and 11 sqm, overlooked the courtyard, ensuring quiet. The DPE energy rating of D left room for improvement through window insulation, already planned by the co-ownership in the multi-year works program.
The negotiation
The asking price of 739,000 euros placed the property at 8,694 euros/sqm excluding the terrace, or 7,175 euros/sqm counting the terrace weighted at 50%. Catherine structured the negotiation around three arguments: the cost of refreshing works (estimated at 30,000 euros), the DPE rating of D implying future insulation costs, and two comparable transactions in the same neighborhood, a top floor without terrace sold at 8,200 euros/sqm and a property with terrace on the 4th floor sold at 7,400 euros/sqm weighted.
The initial offer at 680,000 euros was followed by a counter-proposal at 710,000 euros. The final agreement at 695,000 euros represents a saving of 44,000 euros. At a weighted price of 6,748 euros/sqm, this was a solid acquisition in a market where properties with terraces are becoming increasingly scarce.
What this mission illustrates
Searching for a terrace in Paris requires a specific methodology. The Haussmann building stock offers few terraces. Catherine targeted 1960s-1980s buildings, where flat roofs generate more accessible outdoor surfaces. This approach quadrupled the number of eligible properties.
The legal status of the terrace is a frequent trap. Exclusive use rights or private ownership: the difference is fundamental. Of the seven properties identified, one offered only exclusive use rights, a usage right that can be revoked by the general assembly. Catherine systematically checks this point in the co-ownership rules before any viewing.
Negotiation on a rare property is still possible when supported by data. Even on an apartment with a terrace, a coveted property type, a 6.0% negotiation was achieved thanks to precise market data and an argument grounded in the work to be done. The rarity of the property should not prevent negotiation.
Looking for an apartment with outdoor space in Paris? Contact our team to define your search strategy together.
Frequently asked questions
What is the added value of a terrace on a Parisian apartment?
A terrace of more than 15 sqm adds an average of 10% to 20% to the price of an equivalent Parisian apartment without outdoor space. In the 12th arrondissement, this represents an additional cost of 800 to 1,500 euros per sqm of terrace.
How do you find an apartment with a terrace in Paris when supply is so limited?
Less than 5% of Parisian apartments have a genuine terrace. A property hunter accesses off-market networks and pre-publication sales, which triples the chances of finding this type of rare property.
What should you check before buying an apartment with a terrace in Paris?
You should check the co-ownership rules (use of the terrace, barbecue, planting), waterproofing (last renovation, ten-year warranty), orientation and wind exposure, and the cadastral classification (private area or exclusive use rights).
