Paris 19th: an 82 m² four-room flat with a view of the Buttes-Chaumont park for 520,000 euros

A Parisian family with two children found an 82 m² four-room flat with a view of the Buttes-Chaumont park in the 19th arrondissement, bought at 520,000 euros after a 7% negotiation from the listed price of 560,000 euros. The Home Select property hunter completed the mission in 7 weeks.

Mission summary

• Property hunter: Home Select
• Area: Paris 19th, Buttes-Chaumont / Botzaris
• Property type: four-room flat, 82 m², 5th floor without lift
• Initial budget: 580,000 euros including agency fees
• Listed price: 560,000 euros
• Negotiated price: 520,000 euros (-7%)
• Search duration: 7 weeks
• Buyer profile: Couple with 2 children (ages 4 and 7), renting in the 10th

Why did this family from the 10th target the 19th arrondissement?

To gain 24 m² without leaving north-eastern Paris: four rooms instead of the 58 m² they rented for four people in the 10th. The arrival of their second child had left them short of space, with no spare room for working from home, and they wanted to stay close to their bearings: school, crèche, friends, the rhythms of the neighbourhood.

The 19th was the logical target: more generous floor areas at the same budget, proximity to the 10th via line 7bis and bus 26, and above all the Buttes-Chaumont park, a non-negotiable for this outdoor-loving family.

Where do you find an 80 m² four-room flat with 580,000 euros in the 19th?

In three micro-areas, mapped out by the Home Select property hunter on day one: the immediate Buttes-Chaumont perimeter (Botzaris, south side of Place des Fêtes), the Jourdain neighbourhood (more village-like, with cobbled streets and local shops), and the Manin-Jaurès area (more urban, better connected but less family-oriented).

The key constraint was surface area: a minimum of 80 m² with four genuine rooms, not “rooms” of 6 m² carved out of an open-plan space. The 580,000 euro budget allowed targeting 7,000 to 7,200 euros/m² in these areas, a realistic positioning for an older four-room flat.

Over seven weeks, 14 properties were viewed. Several were ruled out on technical grounds: a flat on a dark courtyard on the 2nd floor, a property with damp on the north-facing facade, a reconfigured four-room flat carved out of a two-room flat with flimsy partitions. The family-sized market in the 19th is active, but quality remains uneven.

What do you get in an 82 m² four-room walk-up on the 5th floor?

82 dual-aspect square metres on the 5th and top floor of a 1925 stone building, 200 metres on foot from the Botzaris entrance to the Buttes-Chaumont, bought at 6,341 euros/m². The property faced the street on the south side (living room and one bedroom) and an interior garden on the north side (two bedrooms and kitchen), with a view of the park’s treetops from the living room.

The layout was functional: a 25 m² living-dining room, three bedrooms of 13, 11 and 10 m², a 9 m² kitchen overlooking the garden, a bathroom and separate WC. The original oak parquet was in good condition. The EPC showed a D. Co-ownership charges were modest: 140 euros/month, the building having neither a lift nor a concierge.

The absence of a lift on the 5th floor, which would have deterred many buyers, suited this young, active family perfectly. It was precisely that factor which opened up the negotiation.

How much did the missing lift save on this four-room flat in the 19th?

40,000 euros, or 7% off the listed price: from 560,000 euros (6,829 euros/m²) to 520,000 euros (6,341 euros/m²), the equivalent of the notaire fees. The hunter negotiated on two arguments: the absence of a lift on the 5th floor, where the standard discount runs from 5 to 8%, and the D-rated EPC requiring insulation works (windows to replace, estimated at 8,000 euros).

The offer at 510,000 euros was rejected. The seller’s counter at 540,000 euros was worked through to a final agreement of 520,000 euros. The price per m² obtained sits well below the DVF median for four-room flats in the 19th, at 7,600 euros/m² (April 2026 vintage).

What can be learned from this family purchase in the 19th?

Three things, on a mission closed in 7 weeks: a 5th floor without a lift costs less, the 19th remains the arrondissement where floor space is cheapest in Paris, and the gap between its micro-neighbourhoods reaches 2,000 euros/m².

The 5th floor without a lift is an opportunity, not an obstacle. For young families and dynamic buyers, the absence of a lift translates into a 5 to 8% price discount and reduced co-ownership charges. It is a lever few buyers consciously exploit, but the property hunter knows it and puts it to work.

The 19th arrondissement offers the best surface-to-price ratio in north-eastern Paris. At the DVF medians for four-room flats (7,600 euros/m² in the 19th, 9,200 in the 10th, 10,300 in the 11th), 520,000 euros buys around 12 m² more than in the 10th and 18 m² more than in the 11th, with a family living environment hard to match thanks to the Buttes-Chaumont park.

Knowledge of micro-neighbourhoods makes the difference. Between Botzaris and Danube, there is a 2,000 euros/m2 gap. A property hunter who knows the 19th arrondissement steers the search towards the streets and buildings that offer the best balance, as our article on property prices by arrondissement details.

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