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

The brief

This couple in their thirties had been renting a three-room flat in the 10th for six years. The arrival of their second child had left them short of space: 58 m² for four, with no spare room for working from home. Their priority was to gain space while staying in north-eastern Paris, 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.

The search strategy

The Home Select property hunter mapped out three micro-areas in the 19th: 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.

The property

A dual-aspect four-room flat of 82 m² on the 5th and top floor of a 1925 stone building, without lift. 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). The view from the living room opened onto the treetops of the Buttes-Chaumont, 200 metres on foot from the Botzaris entrance.

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.

The negotiation

The listed price was 560,000 euros, or 6,829 euros/m². The property hunter negotiated on three arguments: the absence of a lift (standard discount of 5 to 8% on the 5th floor), the D-rated EPC requiring insulation works (windows to replace, estimated at 8,000 euros), and a slight 2% decline in the 19th arrondissement market over the previous 12 months.

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, or 6,341 euros/m²: a 40,000 euro saving on the initial price, enough to cover the notaire fees in full.

What this mission illustrates

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 an equivalent budget, you get 15 to 20 m² more than in the 10th or 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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