Finding your dream apartment in Paris? It’s not easy!
When I first started looking, I was living in the U.S. and trying to buy remotely. I’d wake up at 4 a.m. every morning to check listings, hoping to catch something fresh before it was snapped up. I made multiple offers -- which were all rejected. Every single apartment was already under contract by the time I got to it. Eventually, I gave up, gave in and hired a buyer’s agent, which I should’ve done from the start.
I don't want to discourage you, because having an apartment in Paris is my dream come true, and I hope it can be yours too. But before you even consider buying in Paris, there are some things you should know, like:
How Pricing Works in Paris
Paris real estate is priced by the square meter (m²) and the price per m² varies dramatically depending on:
- Neighborhood: Central arrondissements (like the 6th, 7th, and 4th) are the most expensive. The 10th, 11th, and 18th offer better value but are rising fast.
- View: A glimpse of the Eiffel Tower or a leafy courtyard can add thousands. As can a view of the Seine. See exhibit A, below!
- Elevator Access: This is huge. Higher floors mean better light, but without an elevator, they’re less desirable. For investment purposes, we'd keep away from a 3rd floor or above without an elevator, which unfortunately limits a lot of apartments in the oldest part of town.
- Size: Smaller apartments tend to have a higher price per m². Larger ones offer better value per square meter.
- Building Age: Most buyers prefer 19th-century Haussmann style buildings or older. They offer charm, higher ceilings, and classic Parisian details.
- Ceiling Height: Anything over 2.8 meters feels luxurious and adds value.
- Renovation Status: A fully renovated apartment may cost more upfront, and could save you time and money. But beware of badly renovated apartments! We often prefer the diamonds in the rough, like the one that our clients found that was in terrible shape ...
...but had a view to die for, pictured below:
This is a great example of the million dollar view from one of our clients' apartments that was well worth the renovation!
Know Your Arrondissements
Paris is divided into 20 arrondissements, each with its own personality: We usually gravitate toward the single-digit arrondissement as they’re closest to the heart of Paris. (The arrondissements are listed in the shape of a snail, the 1st being the oldest at the center.)
I still chuckle thinking about my friend Clémentine, who works in fashion and has her own couture-coded map of the city. To her, the 16th is Ralph Lauren, the 7th is Hermès, the 6th is Chanel, the 5th is Yves Saint Laurent, the 4th is Marc Jacobs, and the 3rd is Isabel Marant. At that point, she might’ve run out of designers, but I think that in her stylish mind, those were the only arrondissements worth considering! In all fairness, the 1st, 2nd, and 9th are definitely worth considering, and young people are gravitating towards the 11th and 18th in droves - making those areas the new hot spots.
That's why you should spend time walking the neighborhoods. Grab a coffee, sit in a park, and imagine your daily life there. Paris is a city of micro-villages and you need to find the one that feels like home.
Rent before you buy:
This is a great way to “test” a neighborhood and there are lots of agencies that offer short term rentals. Our favorite, and the one from whom we have rented numerous times is Paris Perfect. There are plenty of others that we may not be familiar with, but we can say that Paris Perfect’s apartments are well vetted, beautifully located and decorated to standards that we appreciate.
My dream apartment: The Margaux apartment for rent with its wrap around terrace!
You can try to crack the market:
But you'll need to cast a wide net and walk a lot of miles.
The biggest issue is that, with no multiple listing service, and agencies that don’t share listings, if you do it on your own, you'll need to:
- Check multiple agency websites
- Use aggregator sites like SeLoger, Bien’ici, and PAP - but keep in mind that this is a paid service for realtors so it's only a fraction of the listings
- Walk the streets. Listings are still posted in windows.
That's why you should break down and hire a buyer’s agent:
Take it from me, and especially if you’re doing this long distance, as I was the first time: It’s the smartest move you can make. They work for you, not the seller, and they know how to navigate the fragmented, fast-moving Paris market. They’ll help you find listings you’d never see on your own, guide you through the offer process, and save you from the heartbreak of missed opportunities. (Have I mentioned that I was fired by my buyer's agent? That's another story but in the end, it all worked out!)
Your agent will know which listings are real, which are still available, and which are worth your time. They’ll help you craft a strong offer and move quickly when the right apartment pops up. And we’re happy to connect you to a Paris Buyer's agency that has been highly recommended by everyone we’ve met who has bought through them.
Be Ready to Move Fast
The Paris market moves quickly. When you find something you love, you should have your financing ready. A buyers' agent will help you understand the offer process, explain the timeline (which is about 3 months, regardless of whether you are paying cash), and offer a notaire to help you.
To Renovate or not?
You may get lucky and find something that is a better value because it’s in a great location but needs a top down renovation. If so, you’ll want to do your homework on renovating in Paris which includes:
- Get a quote before you buy
- Check building rules
- Factor in time and patience
- Make sure that you’re contractor has a project manager and designer on the team!
Julie, our project manager, in constant measuring pose (and yes, our clients were relieved to learn that their cabinets weren't actually bright blue!)
Want More Tips?
We've only scratched the surface here and our friends at Paris Perfect have done a much more thorough guide to buying an apartment in Paris.
Finding apartments in Paris is not our business -- although it is our passion! -- and we are often asked to look at apartments for clients before they buy to assess the renovation works and potential red flags. We do this with pleasure and for a small fee -- that is later deducted from the renovation costs, should you decide to have us complete the full renovation and furnishings.
Bottom line: We love it here! Living in Paris has been our dream ... and we'd love to make it yours, too!
Ta ta,
HH Paris
