Pied-a-terre in the 6th arrondissement: a 48 sqm two-bedroom on rue de Seine for 620,000 euros

A couple from Bordeaux purchased a 48 sqm two-bedroom apartment in the 6th arrondissement of Paris, on rue de Seine, for 620,000 euros after a 7% negotiation led by Marie Esmieu-Fournel, property hunter at Home Select. This pied-a-terre allows them to enjoy Paris three to four days a week while keeping their primary residence in Bordeaux.

Mission summary

• Property hunter: Marie Esmieu-Fournel
• Area: Paris 6th, Saint-Germain-des-Pres / Odeon
• Property type: Two-bedroom, 48 sqm, 3rd floor without elevator
• Initial budget: 700,000 euros including fees
• Asking price: 670,000 euros
• Negotiated price: 620,000 euros (-7%)
• Search duration: 11 weeks
• Buyer profile: Couple aged 56 and 58, liberal professionals based in Bordeaux

The project

This couple of specialist physicians, based in Bordeaux for 25 years, traveled to Paris regularly for medical conferences, exhibitions, opera, and reunions with Parisian friends. Until now, they alternated between hotels and short-term rentals, at an estimated annual cost of 15,000 euros.

Purchasing a pied-a-terre had become a mature project: at three to four stays per month, the economics shifted in favor of ownership versus hotels. Their requirement could be summed up in one sentence: to live the Paris they had always loved, with art galleries, bookshops, and Left Bank bistros. The 6th arrondissement was non-negotiable.

The search strategy

Marie Esmieu-Fournel framed the search around three criteria specific to a pied-a-terre: a turnkey property requiring no work (the couple did not want to manage a renovation from a distance), a walkable location (no car in Paris, everything on foot or by metro), and enough space to host occasionally, meaning at least a proper living room separate from the bedroom.

The perimeter covered the golden triangle of the Left Bank: rue de Seine, rue Mazarine, rue Dauphine, rue de Buci, and the adjacent streets up to place Saint-Sulpice. A 500-meter radius where each property for sale could be counted on one hand.

The search was long, 11 weeks, not for lack of effort but because of the scarcity of supply. In this micro-neighborhood, an average of 3 to 4 two-bedroom apartments sell per quarter. Marie viewed 6 properties, 2 of which were off-market, obtained through her network of building caretakers and notaries in the 6th.

The property found

A 48 sqm two-bedroom apartment on the 3rd floor of a 17th-century building on rue de Seine. A 22 sqm living room with two windows overlooking the street (a view of the art galleries), a 14 sqm bedroom on the inner courtyard (absolute quiet at night), a 6 sqm fitted kitchen, and a shower room with walk-in shower.

The exposed oak beams, original terracotta tiles in the entrance, and herringbone parquet gave the property an authentic Parisian character, exactly the atmosphere the couple was looking for. The energy performance certificate showed a D rating, respectable for a building of this era with double-glazed windows.

No elevator, but the 3rd floor remained accessible for this active couple. Co-ownership charges were minimal: 90 euros per month, the building having neither a caretaker nor an elevator. The property tax was 850 euros per year.

The negotiation

The asking price of 670,000 euros corresponded to 13,958 euros per sqm. Marie analyzed DVF transactions in the area: the median for two-bedroom apartments on rue de Seine and adjacent streets stood at 12,500 to 13,200 euros per sqm. The property, charming as it was, had neither an exceptional view nor an outdoor space, two factors that justify the higher prices in the neighborhood.

The initial offer at 600,000 euros was rejected. The seller, a retiree leaving Paris, was not in a hurry but wanted to sell before the end of the tax year. The agreement was reached at 620,000 euros, or 12,917 euros per sqm, perfectly in line with the neighborhood median. The 50,000 euro saving more than offset the cost of the housing tax surcharge over several years.

What this mission illustrates

Purchasing a pied-a-terre becomes financially justified from 40 to 50 nights per year in Paris. Beyond this threshold, the cost of ownership (property tax, housing tax surcharge, charges) becomes lower than the hotel budget. Our detailed article on buying a pied-a-terre in Paris presents a full 10-year simulation.

In the 6th arrondissement, patience and network make the difference. Supply is structurally scarce: Saint-Germain owners do not sell often. A property hunter established in the neighborhood accesses properties before they reach the public market, multiplying the chances of finding the right one.

The pied-a-terre tax implications must be factored in from the start. The 60% housing tax surcharge, property tax, and the potential vacant property tax if the property is not occupied regularly all weigh on profitability. The mobility lease offers a solution for generating income during absence periods, as detailed in our guide on hidden costs of buying property.

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