A single mother with two children was looking for a 3-bedroom in the 18th arrondissement, near her children’s school. The Home Select property hunter found a 55 sqm 3-bedroom on the 3rd floor of a character building in Montmartre, negotiated to 454,000 euros against an asking price of 480,000 euros, a saving of 26,000 euros.
Mission overview
- Property hunter: Home Select
- Area: Paris 18th arrondissement (Montmartre, Abbesses)
- Property type: 3-bedroom, 55 sqm, 3rd floor
- Initial budget: 480,000 euros
- Asking price: 480,000 euros
- Negotiated price: 454,000 euros (minus 5.4%)
- Search duration: 6 weeks
- Buyer profile: Single mother, 39, two children aged 7 and 10
The project
Sandrine, a publishing executive, had been renting a 3-bedroom on rue Caulaincourt for four years. Her landlord wanted to sell, and she needed to vacate within six months. Rather than finding another rental, Sandrine had decided to take the step of buying to secure her family’s housing.
Her main constraint was geographical: her two children were enrolled at the elementary school on rue Lepic, and she did not want to change their school. The search perimeter was therefore limited to the Abbesses-Lamarck-Caulaincourt area, a micro-market where the supply of 3-bedrooms is structurally limited.
The search strategy
Our property hunter precisely mapped the perimeter around the school: an 800-meter radius encompassing the rues Lepic, Abbesses, Lamarck and Caulaincourt. In this zone, 3-bedrooms over 50 sqm appeared on average only two to three times per month.
The property hunter set up intensive monitoring on all platforms and contacted the four estate agencies within the perimeter to be informed of listings before publication. Regular walks through the neighborhood also made it possible to spot “For Sale” signs in windows or on facades.
The property found
The property was identified through a local agency that had received it under exclusive mandate the day before. Located on rue Ravignan, 200 meters from Place du Tertre, the apartment was on the 3rd floor of an 1895 building without elevator. The 55 sqm were divided into a 22 sqm living room with open views over the rooftops of Montmartre, two bedrooms of 11 and 9 sqm, a separate kitchen and a bathroom with bathtub.
The apartment retained its character (solid parquet, simple moldings, interior shutters) while having benefited from a plumbing and electrical renovation five years earlier. The D energy rating reflected old but double-glazed windows. Monthly co-ownership charges were 170 euros in a well-managed 12-unit building.
The negotiation
The asking price of 480,000 euros corresponded to 8,727 euros per sqm, a figure consistent with the neighborhood but in the upper range for a property without elevator and with a D energy rating. Our property hunter analyzed recent transactions within a 300-meter radius: sales of 3-bedrooms without elevator had closed between 8,000 and 8,500 euros per sqm.
The initial offer of 445,000 euros was based on this data and on the additional annual heating costs linked to the energy rating. The seller, motivated by a relocation to the provinces, accepted after a single counter-proposal at a price of 454,000 euros (8,255 euros per sqm). The 26,000 euro saving was allocated by Sandrine to replacing the windows and insulating the living room, improving thermal comfort for her family.
What this mission illustrates
In a micro-market, responsiveness outweighs volume. When the search perimeter is limited to a few streets, every new listing is an opportunity to seize within 24 to 48 hours. A property hunter present on the ground and connected to local agencies reduces this window to a few hours. The 18th arrondissement page details the dynamics of each neighborhood.
The absence of an elevator is a measurable negotiation lever. Market studies show a discount of 3 to 5% per floor above the 2nd floor without elevator. This factor, combined with the energy rating, makes it possible to build an argued offer significantly below the asking price. Our article on the 10 points to check during a viewing incorporates these criteria.
Buying as a response to a notice to vacate for sale. When the landlord sells the occupied property, the tenant has a right of first refusal and legal deadlines. If the property does not suit (price, condition, size), engaging a property hunter allows you to search in parallel and position yourself confidently on the market. Our preliminary agreement guide explains the key steps of the transaction.
Looking for a family apartment in the 18th arrondissement? Tell us about your project: your property hunter will activate contacts in your target neighborhood.
Frequently asked questions
Is Montmartre a family-friendly neighborhood in the 18th arrondissement?
The Abbesses-Lamarck area, in the heart of Montmartre, offers a family-friendly environment with reputable schools (including the Lepic school and the Roland-Dorgeles college), squares and gardens (Willette, Nadar, vineyard of Montmartre) and a village atmosphere. The average price of 9,200 euros per sqm in this micro-neighborhood is 15% lower than the neighboring 9th arrondissement, while offering a unique setting.
How can a single-parent family finance a property purchase?
Banks evaluate the borrowing capacity of a single-parent family on the same criteria as for a couple: stable income, debt-to-income ratio below 35% and personal deposit. Alimony received can be counted as income at up to 70% depending on the lender. The zero-interest loan (PTZ) is accessible to first-time buyers subject to income thresholds.
What are the pitfalls to avoid when buying in the 18th arrondissement?
Three points to watch in the 18th: check the state of co-ownerships (some older buildings have high charges due to facade renovations or compliance upgrades), avoid ground-floor units on very busy streets (noise nuisance), and look into ongoing urban development projects (the 18th is undergoing significant renovations that are changing the neighborhood fabric).
