Bernard, a young retiree living in Aix-en-Provence, purchased a 43 m² 2-bedroom apartment near Nation in the 12th arrondissement for 345,000 euros, with 12,000 euros of renovation, bringing the total budget to 388,000 euros, below his initial 400,000 euro envelope. The property was found in three weeks by his Home Select property hunter.
Mission summary
- Property hunter: Home Select
- Area: Paris 12th and 11th (Gare de Lyon to Republique to Nation to Daumesnil square)
- Property type: 2-bedroom, 43 m², dual-aspect west/east, 1st floor, open kitchen
- Budget: 400,000 euros all-in
- Purchase price: 345,000 euros including fees + 12,000 euros of works
- Search duration: 3 weeks
- Buyer profile: Retiree, living outside Paris, purchase through family SCI
The project
Bernard runs a guest house in Saumur. He regularly visits Paris to enjoy the cultural life: theatres, museums, shops. He wanted a pied-a-terre so he would no longer depend on friends or hotels. The purchase was structured through an SCI in his children’s name: a wealth investment as much as a property for personal use.
His brief was surgically precise. Star-shaped layout mandatory: every room accessible from the entrance, without passing through another. Open kitchen. Shower room and WC separate, accessible from both the living room and the bedroom. No ground floor, lift required above the 3rd floor. No beams, no fireplace, no central heating or concierge (to keep charges low). Bright, quiet, 35 m² minimum. Budget: 400,000 euros all-in. Area: the 12th and 11th, twenty minutes maximum from Gare de Lyon with one change at most.
The search strategy
The property hunter immediately identified the main difficulty: the star-shaped layout. In small Parisian apartments, the bedroom is almost always accessed through the living room, and the shower room only through the bedroom. The number of eligible properties was mechanically reduced. The strategy was therefore absolute responsiveness: being the first to view as soon as a matching property appeared.
The search confirmed this analysis. Plenty of properties, but most eliminated by a single criterion: unsuitable layout, poorly maintained co-ownership, lack of natural light, or noise. The property hunter carried out systematic pre-viewings, only bringing Bernard to Paris for validated options.
The property found
The hunter located an apartment near place Felix Eboue, facing the former Reuilly station, in a small, very well-maintained co-ownership. Works were needed, but the potential for reconfiguration was real. Meanwhile, he recalled another apartment viewed two weeks earlier, ruled out due to ceiling cracks. An architect confirmed the cracks were superficial and structurally insignificant. The hunter decided to present both properties to Bernard during a single trip.
It was the second that produced the coup de coeur. A 43 m² 2-bedroom, dual-aspect west/east, no overlooking, bright, with open kitchen and WC in the entrance, exactly the star-shaped layout requested. First floor without lift in a small, well-maintained co-ownership. Ideal location: Nation neighbourhood, shops, metro. Habitable as-is, with planned works to renovate the bathroom and modernise the kitchen.
The negotiation
Two hours after the viewing, Bernard made an offer. It was accepted the following day. The price of 345,000 euros including fees left a comfortable envelope for works (12,000 euros) and charges, all staying within the initial 400,000 euro budget.
The bathroom and kitchen renovation was entrusted to a contractor recommended by Home Select. Bernard was fully satisfied, praising the quality of the finishes and the contractor’s attentiveness.
What this mission illustrates
An ultra-precise brief as an accelerator. When a client knows exactly what they want, a star-shaped layout, no central heating, no concierge, the hunter can eliminate 90% of properties in pre-viewings and only invite the client to see confirmed matches. This precision, far from complicating the search, makes it more efficient. That is the whole point of the search mandate definition phase.
The advantage of a local hunter for a remote client. Bernard, in Aix-en-Provence, received the same alerts as everyone else. What he lacked was a professional on the ground who could view within the hour, assess actual light, building maintenance, noise levels, and make a decision. As we explain in our article on buying in Paris from the provinces, the property hunter is the remote client’s eyes and legs.
The ability to reconsider a previously ruled-out property. The property hunter had discarded the apartment two weeks earlier due to ceiling cracks. After verification by an architect, he decided to present it again. This informed reconsideration, based on expert opinion rather than mere doubt, led to finding the ideal property. It is the reflex of an experienced professional that makes the difference in a property search in Paris.
Do you live outside Paris and want a pied-a-terre? Contact us: our property hunters manage everything on the ground, from viewings to key handover.
Frequently asked questions
How can you buy a pied-a-terre in Paris when you live outside the city?
The main obstacle is responsiveness: small apartments in Paris go within hours. A locally based property hunter carries out pre-viewings, sends detailed reports and only asks the client to travel for validated properties. Bernard, living in Aix-en-Provence, came to Paris only once, to visit two shortlisted properties, and signed straight away.
Is a 2-bedroom with a star-shaped layout rare in Paris?
Yes. A star-shaped layout, where every room opens directly onto an entrance hall without passing through another, is uncommon in small Parisian apartments. It drastically reduces the number of eligible properties and demands maximum responsiveness as soon as a matching property appears on the market. This is a criterion that only a locally based property hunter can effectively monitor.
Can you buy a pied-a-terre in Paris through a family SCI?
Yes, it is a common strategy for parents wishing to build a property portfolio in their children's name. The SCI (Societe Civile Immobiliere) allows gradual transfer of shares while retaining use of the property. Bernard structured his purchase this way, combining personal use (regular stays in Paris) and wealth transfer.