A family of five living in a 4-room apartment on Rue de la Pompe was looking for more space without leaving the 16th. Catherine Ziegler, property hunter at Home Select, identified a 155 sqm duplex with a 25 sqm terrace near Place Victor Hugo, negotiated at 1.69 million euros, 110,000 euros below the initial asking price, after 14 weeks of searching.
Mission summary
- Property hunter: Catherine Ziegler
- Area: Paris 16th, Victor Hugo / Kleber
- Property type: Duplex, 155 sqm, 6th-7th floors with elevator
- Initial budget: 1,800,000 euros
- Negotiated price: 1,690,000 euros (-6.1% from the listed price of 1,800,000 euros)
- Search duration: 14 weeks
- Buyer profile: Couple with 3 children (ages 6, 9, and 12), senior executives
The project
This family had been living in a 100 sqm 4-room apartment on Rue de la Pompe for 8 years. With three growing children, the need for separate bedrooms and outdoor space was pressing. The children attended schools in the Victor Hugo area: changing arrondissement was not an option.
The couple had an unusual criterion: a private outdoor space. Balcony or terrace, ideally at least 15 sqm, so the children could play outside without going to the park. This criterion drastically reduced the available stock in the 16th.
The search strategy
Catherine Ziegler targeted three property types likely to offer outdoor space in the 16th arrondissement: top floors with roof terraces (converted Haussmann buildings), duplexes in 1970s-80s residences with loggias, and ground floors with garden in courtyard buildings.
The search proved longer than average, as properties matching these specific criteria appear rarely, about 2 to 3 per month in the Victor Hugo-Etoile-Kleber perimeter. Catherine maintained continuous monitoring for 14 weeks, visiting each opportunity within hours of it being listed.
In 14 weeks: 7 properties with outdoor space identified, 5 visited, 2 presented to the family.
The property found
The duplex occupied the 6th and 7th floors of a 1978 residence on Rue Copernic, 200 metres from Place Victor Hugo. Lower level (6th): 40 sqm living room with open kitchen, one 13 sqm bedroom, and bathroom. Upper level (7th): 3 bedrooms of 11 to 14 sqm, shower room, and direct access to a 25 sqm south-west-facing terrace with views over the rooftops of the 16th.
An internal wooden staircase connected the two levels. The 2.65m ceiling height and large bay windows provided exceptional brightness on both floors. The property had been renovated in 2020: fitted kitchen, oak parquet, fresh paintwork.
The negotiation
The listed price of 1,800,000 euros corresponded to 11,613 euros/sqm, at the high end of the range for a duplex in the area. The property had been on the market for 9 weeks. Catherine Ziegler identified two levers.
The first: the co-ownership charges of 7,200 euros/year (concierge, elevator, collective heating) were above average, reducing the return for an investor. The second: the property tax of 4,800 euros/year on this surface constituted a significant recurring cost.
Comparative analysis of recent duplex sales in the 16th showed an average price of 10,800 euros/sqm. The initial offer of 1,650,000 euros was rejected. The counter-proposal of 1,720,000 euros was negotiated down to 1,690,000 euros, or 10,903 euros/sqm, with an early key handover clause allowing the family to carry out modifications before moving in. Saving: 110,000 euros.
What this mission illustrates
Outdoor space in Paris is a luxury that can be negotiated. Terraces of more than 20 sqm in the 16th arrondissement are extremely rare. Catherine Ziegler, who has an intimate knowledge of the 16th’s housing stock, knows how to identify buildings likely to offer such spaces and anticipate their listing.
Duplexes stay on the market longer than standard apartments. The pool of potential buyers for a duplex at 1.7 million euros is limited, which extends the marketing period and opens a negotiation window. A well-argued offer after 9 weeks on the market has a better chance of success than an offer on the first day.
A long search is not a failed search. Fourteen weeks for such a specific property is a normal timeframe. A professional property hunter knows how to maintain the watch without fatigue or discouragement, ensuring the ideal property is not missed.
Looking for a large family apartment in the 16th? Contact our team for a bespoke search.
Frequently asked questions
Are duplexes common in the 16th arrondissement?
Duplexes represent about 3% of the housing stock in the 16th arrondissement, mainly in Haussmann buildings (attic conversions) and 1970s-80s residences (top floors). The Victor Hugo-Etoile area has the finest duplexes, often created by merging two units on the top and penultimate floors.
What is the value of a terrace in a Parisian apartment?
A terrace in Paris is a rare asset: fewer than 5% of apartments have one. It adds a premium of 15 to 25% depending on the area, aspect, and view. In the 16th, a terrace of 20 sqm or more is a major resale argument, sought after by families and international buyers.
How do you negotiate a high-end duplex in the 16th?
Duplexes in the 16th remain on the market for an average of 8 to 12 weeks, longer than standard apartments, because the pool of potential buyers is limited. This longer marketing period offers a negotiation margin of 5 to 8%. Analysing the co-ownership charges and property tax (often high on large surfaces) provides an additional lever.
