A couple of hospital doctors was looking for a 3-bedroom Haussmann flat in the Batignolles neighborhood, close to Bichat hospital. Catherine Ziegler, property hunter at Home Select, found a 68 sqm flat with original parquet and moldings on the 4th floor, negotiated at 590,000 euros, 30,000 euros below the asking price, in 6 weeks.
Mission summary
- Property hunter: Catherine Ziegler
- Area: Paris 17th, Batignolles
- Property type: 3-bedroom Haussmann, 68 sqm, 4th floor without elevator
- Initial budget: 630,000 euros
- Negotiated price: 590,000 euros (-4.8% from the asking price of 620,000 euros)
- Search duration: 6 weeks
- Buyer profile: couple of hospital doctors, aged 33 and 35
The project
This couple of hospital practitioners worked at Bichat hospital in the 18th arrondissement. After 5 years of renting in the 18th, they wanted to buy in a neighborhood that was both close to the hospital and offered a more residential living environment. Batignolles, a 15-minute walk from Bichat, ticked every box.
Their aesthetic criterion: authentic Haussmann style. After years spent in functional buildings, they dreamed of moldings, Hungarian herringbone parquet and marble fireplaces. Their requirement: that these features be original, not reproductions.
The search strategy
Catherine Ziegler knows the Batignolles neighborhood street by street. She immediately identified the Haussmann avenues of the area, rue de Rome, rue Cardinet, boulevard des Batignolles, and targeted buildings constructed between 1860 and 1900, recognizable by their cut-stone facades and wrought-iron balconies.
A distinctive aspect of this search: 3-bedroom Haussmann flats in Batignolles are rare because many were divided into studios or two-bedroom units in the 1970s and 80s. Catherine checked the cadastral history of each shortlisted property to ensure the original layout had been preserved.
In 6 weeks: 7 properties identified in Haussmann buildings, 4 visited, 1 offer.
The property found
The selected 3-bedroom flat occupied the 4th floor (without elevator) of an 1882 Haussmann building on rue Legendre. A surface of 68 sqm: a 22 sqm living room with a black marble fireplace and original trumeau mirror, a 15 sqm master bedroom with Hungarian herringbone parquet, an 11 sqm bedroom/office, an 8 sqm kitchen overlooking the courtyard, and a 6 sqm bathroom with a freestanding bathtub.
The ceiling moldings at 3.10 m were intact, as were the original double doors with brass handles. The property had not been “modernized,” a rare asset in a neighborhood where many apartments have lost their character through ill-conceived renovations.
The negotiation
The asking price of 620,000 euros corresponded to 9,118 euros/sqm, slightly above the Batignolles average for a property without an elevator. Catherine structured her negotiation around two arguments: the absence of an elevator on the 4th floor (standard discount of 4 to 6% per floor above the 2nd), and the need to redo the electrical installation, not up to current standards (estimated at 8,000 euros).
The offer at 580,000 euros was countered at 600,000 euros. The agreement at 590,000 euros, i.e. 8,676 euros/sqm, was reached within 72 hours. The seller, an heir eager to settle the estate, appreciated the speed and seriousness of Catherine, who had prepared all necessary documents in advance.
What this mission illustrates
Authentic Haussmann is becoming rare and increasing in value. Apartments that have retained their original features (moldings, parquet, fireplaces) resell with a premium of 10 to 15% compared to properties renovated in a standardized fashion. Catherine Ziegler knows how to identify these gems and assess the authenticity of architectural elements.
Batignolles in the 17th arrondissement offers the best Haussmann value for money in Paris. At 8,700 euros/sqm on average, the neighborhood provides access to authentic Haussmann features at 20 to 30% less than the 8th or 9th.
The absence of an elevator should not be a deal-breaker. For a couple in their thirties with no mobility constraints, accepting a 4th floor without an elevator saves 5 to 8% on the purchase price. It is an intelligent compromise that Catherine Ziegler regularly recommends to her younger clients.
Are you looking for a character property in Paris? Contact our team to be accompanied by one of our experienced property hunters.
Frequently asked questions
Who is Catherine Ziegler at Home Select?
Catherine Ziegler is one of the most experienced property hunters at Home Select, with over 150 completed missions in Paris. Specialized in the Right Bank (16th, 17th, 8th arrondissements), she works with families, investors and expatriates alike. Her field knowledge and network of agents make her a go-to professional in the Parisian market.
Is Batignolles a Haussmann neighborhood?
Batignolles features a mix of architecture: Haussmann buildings on the main avenues (rue de Rome, avenue de Clichy), more modest faubourien buildings on side streets, and some modern constructions around the Martin-Luther-King park. The Haussmann buildings in Batignolles are generally less ornate than those in the 8th or 16th, which explains prices 15 to 20% lower.
How to choose between Batignolles and Epinettes in the 17th?
Batignolles is more established and more expensive (9,500-11,000 euros/sqm), with the Batignolles park, rue de Levis for shopping, and a village atmosphere. Epinettes, more working-class and gentrifying (8,500-9,500 euros/sqm), offers a better surface-to-price ratio and higher potential for capital gains. The choice depends on budget and tolerance for urban noise.
