A couple with two children was looking for a Haussmannian apartment of at least 100 m² in Paris, with a budget of 1,050,000 euros. The Home Select property hunter identified a 5-bedroom apartment of 105 m² on the 3rd floor of an 1885 building in the 17th arrondissement, negotiated from 1,040,000 euros to 980,000 euros, saving 60,000 euros (5.8%).
Mission overview
- Property hunter: Home Select
- Area: Paris: search across the 8th, 9th, 16th, 17th arrondissements
- Property type: 5-bedroom Haussmannian, 105 m², 3rd floor with lift
- Initial budget: 1,050,000 euros
- Listed price: 1,040,000 euros
- Negotiated price: 980,000 euros
- Negotiation: -5.8% (60,000 euros)
- Search duration: 9 weeks
- Buyer profile: Couple, both senior executives, two children (aged 8 and 5)
The project
Marc and Camille, respectively a CFO and a lawyer, were living in an 85 m² modern four-bedroom apartment in Boulogne-Billancourt. The plan: return to central Paris to be closer to their offices and give their children a more urban setting, in an authentic Haussmannian apartment, not an imitation.
The brief was precise: at least 100 m², three bedrooms, ceiling height of 2.80 m or more, preserved original features (mouldings, fireplaces, parquet), and a floor between the 2nd and 4th. The budget of 1,050,000 euros was ambitious but not flexible.
The couple had visited five apartments on their own. The recurring finding: either the property was described as Haussmannian when it was in fact a 1930s building, or the original features had been destroyed during previous renovations, or the price far exceeded the budget for the target floor area.
The search strategy
The property hunter began with an architectural assessment. In Paris, genuine Haussmannian buildings (1853-1914) are concentrated in certain areas: the grands boulevards, the avenues laid out by Baron Haussmann, and the streets following the Second Empire urban plan. The 17th (Batignolles, Plaine Monceau), the 9th (Trinite neighbourhood) and certain pockets of the 8th offered the best authenticity-to-price ratio for this budget.
The property hunter compiled a reference technical sheet with authenticity markers to verify during visits: type of parquet (original herringbone or chevron), presence of ceiling rosettes, marble fireplaces (not moulded plaster), casement windows, and staircase with wrought-iron banister.
The search combined the open market (alerts calibrated to the right criteria) and the off-market network of agencies specialising in quality period properties.
The property found
In the eighth week, an agency in the 17th shared an exclusive mandate not yet published. A 5-bedroom apartment of 105 m² on the 3rd floor of an 1885 building, Avenue de Wagram, on the Ternes side. The building presented all the sought-after Haussmannian markers: staircase with glass canopy, modernised period lift, caretaker’s lodge.
The apartment had preserved most of its original features: herringbone parquet in the reception rooms, mouldings and cornices in the living room and dining room, two white marble fireplaces (one working), double doors between the living room and dining room.
The layout: a dual-aspect living room of 35 m², three bedrooms of 14, 12 and 10 m², a closed kitchen of 10 m², separate bathroom and shower room, entrance hall with built-in cupboards. Ceiling height: 3.10 m.
Points of vigilance identified: electrical installation requiring partial rewiring (recent panel but old wiring in two bedrooms), avenue-facing windows to be replaced for sound insulation, and paintwork to be redone throughout. Estimated renovation budget: 45,000 to 55,000 euros.
The negotiation
The asking price of 1,040,000 euros placed the property at 9,905 euros/m², a level consistent with the Ternes area but which did not account for the necessary works. The property hunter structured the negotiation around the cost of electrical upgrades (contractor’s quote provided: 12,000 euros), the replacement of avenue-facing windows (18,000 euros), and a comparison with two recent DVF transactions in the same block, concluded at 9,200 and 9,400 euros/m².
The offer at 960,000 euros was rejected. A counter-proposal at 980,000 euros, accompanied by validated financing and a commitment to sign within 15 days, was accepted. The seller, in a succession situation, prioritised certainty of sale over a prolonged negotiation.
What this mission illustrates
Architectural expertise in a property hunter prevents falling for fake Haussmannians. Out of five visits conducted alone, this couple had seen three buildings that were not genuinely Haussmannian. A property hunter trained in Parisian architecture immediately distinguishes an 1870 building from a 1930 one. This expertise saves weeks of searching and protects against overpaying. To properly identify an authentic Haussmannian, a professional eye is irreplaceable.
Exclusive mandates are a source of premium properties. This 5-bedroom apartment was never published on property portals. It circulated through the trust network between the mandated agency and local property hunters. Understanding how exclusive mandates work explains why the best properties are not always visible online.
Renovation works in period buildings should be costed before negotiating. The property hunter had the works assessed by contractors before making the offer. Each cost item became a documented argument. It was this method that brought the price down from 1,040,000 euros to 980,000 euros without breaking the relationship with the seller. Visiting with method always includes a technical costing.
Looking for an authentic Haussmannian apartment in Paris? Contact Home Select for a targeted search of exceptional buildings.
Frequently asked questions
How do you recognise an authentic Haussmannian apartment in Paris?
An authentic Haussmannian apartment (1853-1914) is distinguished by several features: ceiling height of at least 2.80 m (often 3 m or more on the noble floors), ceiling mouldings and cornices, marble fireplaces, herringbone or chevron parquet flooring, double doors between reception rooms. Beware of post-Haussmannian buildings (1900-1930) sometimes sold as Haussmannian: they share certain codes but present notable structural differences.
What is the average price of a Haussmannian apartment in Paris in 2026?
In 2026, the average price of a Haussmannian apartment in Paris varies considerably depending on the arrondissement and condition: from 9,000 euros/m² in the 17th and 18th (peripheral areas) to over 15,000 euros/m² in the 6th, 7th and 8th arrondissement. A 5-bedroom apartment of 100 m² is negotiated between 900,000 euros and 1,500,000 euros depending on location.
Is renovation more expensive in a Haussmannian apartment?
Yes, on average 20 to 40% more than a standard apartment. The specific constraints include: ceiling height (more wall surface to treat), preservation of original features (mouldings, parquet), strict co-ownership rules on modifications (walls are often load-bearing), and electrical upgrades in old buildings. Expect between 1,200 and 2,000 euros/m² for a full renovation.
