A Parisian couple who owned a 2-room apartment in the 18th wanted to move to a 4-room family apartment before the birth of their second child. The Home Select property hunter identified a 78 sqm apartment in the 12th arrondissement, negotiated from 655,000 euros down to 620,000 euros, a saving of 35,000 euros (5.3%), in just 6 weeks of searching.
Mission summary
- Property hunter: Home Select
- Area: Paris, expanded search across the 12th, 13th, 14th, 20th
- Property type: 4-room apartment, 78 sqm, 3rd floor with elevator
- Initial budget: 680,000 euros (including proceeds from the sale of the 2-room apartment)
- Listed price: 655,000 euros
- Negotiated price: 620,000 euros
- Negotiation: -5.3% (35,000 euros)
- Search duration: 6 weeks
- Buyer profile: Couple in their forties, one child, second on the way
The project
Arnaud and Pauline had owned a 42 sqm 2-room apartment in the 18th arrondissement for six years. With a three-year-old and a second child on the way, space was running out. Their goal: a proper 4-room apartment (three bedrooms) in a family-friendly arrondissement, with outdoor space if possible.
The budget of 680,000 euros included the estimated proceeds from selling their current home (280,000 euros) and a new mortgage. The time constraint was real: Pauline wanted to be settled before the sixth month of pregnancy, giving them four months to find, negotiate and sign.
The search strategy
The property hunter first mapped out the arrondissements compatible with the budget. At 680,000 euros for 75 sqm minimum, the 18th offered few quality 4-room options. The search expanded to the 12th (Bel-Air, Nation), the 13th (Butte-aux-Cailles), the 14th (Alesia, Plaisance) and the 20th (Gambetta).
For each area, the property hunter analyzed nursery schools, green spaces within 500 meters, and public transport. This upfront work eliminated certain micro-neighborhoods and concentrated the search on zones genuinely suited to a family profile.
In parallel, the property hunter activated the network to identify properties likely to come onto the market in the following weeks, particularly apartments occupied by elderly owners in care homes, a common seller profile for large Parisian apartments.
The property found
In the fifth week, a 78 sqm 4-room apartment appeared in the 12th arrondissement, on rue de Reuilly. On the 3rd floor of a 1930s building with elevator, the apartment offered a functional layout: a 28 sqm double living room, two bedrooms of 12 and 13 sqm, a 9 sqm children’s room, an 8 sqm separate kitchen, and a 6 sqm south-west facing continuous balcony.
The general condition was decent but not new: paintwork needed refreshing, the kitchen was functional but dated, and solid hardwood parquet was in good condition beneath the carpet in the master bedroom. The building had voted for a facade renovation in 2026, with an estimated share of 4,500 euros for this unit.
The decisive advantage: a nursery school 200 meters away, Parc de Bercy within a 10-minute walk, and metro line 8 four minutes away.
The negotiation
The asking price of 655,000 euros corresponded to 8,397 euros per sqm, slightly above the area average (8,100 euros per sqm according to DVF data from the previous quarter). The property hunter built the negotiation on three arguments: the upcoming facade renovation (4,500 euros to budget for), renovation costs (paintwork and kitchen, estimated at 15,000 euros), and the gap with recent transactions in the neighborhood.
The offer was presented at 610,000 euros. The seller counter-proposed at 635,000 euros. After a second proposal at 620,000 euros accompanied by a complete financing file and commitment to a quick signing, the agreement was reached. The preliminary contract was signed at the notaire’s office 10 days later.
What this mission illustrates
Expanding the geographic perimeter reveals unexpected possibilities. This couple initially searched in the 18th. By exploring the 12th arrondissement, they found a larger apartment, better connected, with outdoor space, for a lower budget than what an equivalent 4-room apartment would have cost in their original neighborhood. A property hunter knows the alternatives that buyers do not always see.
Simultaneous selling and buying is manageable. Many homeowners postpone their upsizing project out of fear of the transition. At Home Select, the Offre Duo service coordinates both operations. In this case, the sale of the 2-room apartment was launched as soon as the purchase preliminary contract was signed.
DVF data is a factual negotiation lever. By demonstrating to the seller that the asking price was 3.5% above comparable transactions from the quarter, the property hunter anchored the discussion on facts, not impressions. This documented approach is what makes it possible to achieve significant negotiations without alienating the seller.
Are you a homeowner looking to upsize? Contact Home Select for tailored support, from sale to purchase.
Frequently asked questions
How long does it take to find a 4-room apartment in Paris with a property hunter?
At Home Select, the average search duration for a 4-room family apartment in Paris is 6 to 10 weeks. This depends on the budget, the target area and flexibility on criteria. A budget aligned with the market and a search perimeter expanded to 2-3 adjacent arrondissements significantly reduce the search time.
Do you need to sell your apartment before buying another one in Paris?
Not necessarily. Several options exist: a bridging loan, a sale clause in the preliminary contract, or a prior sale with a continued occupancy clause. At Home Select, we systematically coordinate the sale and purchase to avoid costly transition periods. The Offre Duo service is designed to manage both operations simultaneously.
What budget for a 4-room family apartment in Paris in 2026?
In 2026, a 4-room apartment of 75 to 90 sqm sells between 550,000 and 850,000 euros in the outer arrondissements (12th, 13th, 14th, 15th, 18th, 19th, 20th), and between 800,000 and 1,200,000 euros in the central arrondissements. The price depends heavily on condition, floor and orientation.
