In brief
In 2026, Catherine Ziegler, property hunter at Home Select, found for a family of five a 155 sqm duplex with a 25 sqm terrace near Place Victor Hugo, in the 16th arrondissement of Paris, negotiated at 1,690,000 euros or 10,903 euros/sqm, 6.1% below the 1,800,000-euro asking price after 14 weeks of searching. Duplexes represent about 3% of the 16th's stock and terraces over 20 sqm add 15 to 25% at resale, rare properties Home Select has known how to identify since 2011 for its 1,200+ buyers, with a 6% average negotiation. This duplex sits in the Paris prime segment: within the Victor Hugo-Kleber-Etoile triangle, duplexes with a terrace above 20 sqm come to market at a rate of two or three a month, and Home Select has run these rare searches since 2011.
Key takeaways
- Family of five found a 155 sqm duplex with a 25 sqm terrace near Place Victor Hugo in the 16th arrondissement
- Negotiation of 110,000 euros (6.1% off the listed price of 1,800,000 euros) after 14 weeks of searching
- Terraces over 20 sqm in the 16th are extremely rare, representing less than 5% of available housing stock
- Duplexes stay on the market longer than standard apartments, creating a negotiation window for well-prepared buyers
- Avenue Victor Hugo, Kleber and Etoile form the most sought-after triangle in the 16th for prime property
A family of five living in a four-room flat on Rue de la Pompe wanted more space without leaving the 16th. Catherine Ziegler, property hunter at Home Select, found 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 / Kléber
- Property type: Duplex, 155 sqm, 6th-7th floors with lift
- 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
Why was a family of five looking for private outdoor space near Victor Hugo?
So the three children could play outside without going to the park, and without changing school. A balcony or terrace of at least 15 sqm: that single criterion sharply narrowed the available stock in the 16th.
The family had lived in a 100 sqm four-room flat on Rue de la Pompe for 8 years. With three growing children, the need for separate bedrooms and outdoor space was pressing. The children went to schools in the Victor Hugo area, which ruled out changing arrondissement.
Where do you find private outdoor space in the 16th arrondissement?
In three property types only, which together yield 2 to 3 opportunities a month in the Victor Hugo-Étoile-Kléber perimeter: top floors with roof terraces (converted Haussmann buildings), duplexes in 1970s-80s residences with loggias, and ground floors with garden in courtyard buildings.
Those are the three leads Catherine Ziegler worked in the 16th arrondissement. The search ran longer than average for want of volume: Catherine kept watch continuously for 14 weeks, viewing each lead within hours of it being listed. The tally: 7 properties with outdoor space identified, 5 viewed, 2 presented to the family.
How is this 155 sqm duplex with a 25 sqm terrace on Rue Copernic laid out?
Over two levels, the 6th and 7th floors of a 1978 building 200 metres from Place Victor Hugo, with four bedrooms in all and direct access to the 25 sqm south-west-facing terrace from the upper floor.
Lower level (6th): a 40 sqm living room with open kitchen, one 13 sqm bedroom and a bathroom. Upper level (7th): three bedrooms of 11 to 14 sqm, a shower room and the terrace, with views over the rooftops of the 16th. An internal wooden staircase links the two levels. The 2.65m ceilings and large bay windows gave both floors exceptional light. The flat had been renovated in 2020: fitted kitchen, oak parquet, fresh paintwork.
Why did the duplex price fall from 1,800,000 to 1,690,000 euros?
Because two recurring costs were put in figures, 7,200 euros a year of co-ownership charges and 4,800 euros a year of property tax, and because the flat had been waiting for 9 weeks. That came to 110,000 euros off, 6.1% of the asking price.
The listed price corresponded to 11,613 euros/sqm, at the high end of the range for a duplex in the area. Catherine Ziegler identified two levers.
The first: the co-ownership charges of 7,200 euros/year (concierge, lift, collective heating) were above average, lowering the return for an investor. The second: the property tax of 4,800 euros/year on this surface was 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 can be learned from 14 weeks spent finding a duplex with terrace in the 16th?
That a property making up about 3% of the stock is not found in a few weeks, and that time on the market becomes a lever. Here: 14 weeks of watching, 7 properties spotted, and 110,000 euros negotiated after 9 weeks of listing.
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 flats. The pool of buyers for a duplex at 1.7 million euros is limited, which extends the marketing period and opens a negotiating window. A well-argued offer after 9 weeks on the market stands a better chance than one made on the first day.
A long search is not a failed search. Fourteen weeks for so specific a property is perfectly normal. A professional property hunter keeps watch without tiring or losing heart, making sure the right property is not missed.
Looking for a large family flat in the 16th? Contact our team for a bespoke search.
Sources
Frequently asked questions
01 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-Étoile area has the finest duplexes, often created by merging two units on the top and penultimate floors.
02 What is the value of a terrace in a Parisian apartment?
A terrace in Paris is a rare asset: fewer than 5% of flats 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 point, sought after by families and international buyers.
03 How do you negotiate a high-end duplex in the 16th?
Duplexes in the 16th stay on the market for an average of 8 to 12 weeks, longer than standard flats, because the pool of buyers is limited. That longer marketing period offers a negotiating margin of 5 to 8%. Studying the co-ownership charges and property tax (often high on large surfaces) provides a further lever.
04 How long does it take to find a duplex with terrace in the 16th?
For so specific a property, 14 weeks is normal. Duplexes represent about 3% of the 16th's stock, and properties with terraces over 20 sqm are extremely rare: around 2 to 3 opportunities a month in the Victor Hugo-Étoile-Kléber perimeter. In this mission, Catherine Ziegler kept watch continuously for 14 weeks, viewing each lead within hours of listing, to finally negotiate a 155 sqm duplex with a 25 sqm terrace at 1,690,000 euros, 110,000 euros below the asking price.
