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
The project
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, so changing arrondissement was not an option.
The couple had one unusual requirement: private outdoor space. A balcony or terrace, ideally at least 15 sqm, so the children could play outside without going to the park. That single criterion sharply narrowed 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 ran longer than average, as properties meeting these criteria are scarce, about 2 to 3 a month in the Victor Hugo-Étoile-Kléber perimeter. Catherine kept watch continuously for 14 weeks, viewing each lead within hours of it being listed.
Over 14 weeks: 7 properties with outdoor space identified, 5 viewed, 2 presented to the family.
The property found
The duplex occupied the 6th and 7th floors of a 1978 building on Rue Copernic, 200 metres from Place Victor Hugo. 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 direct access to a 25 sqm south-west-facing terrace with views over the rooftops of the 16th.
An internal wooden staircase linked 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.
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, 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 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 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.
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-Étoile 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 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.
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.
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.
