Real Estate in Paris: Why Layout is Decisive in an Apartment’s Value

In the Paris property market, surface area alone never explains a price. The layout of the spaces (number of bedrooms, flow, and quality of the floor plan) is a decisive factor. For both families and investors, an apartment must be functional, suited to its intended use, and consistent with its size.

It’s not only the surface that sets the price, but also the layout, the surface-to-bedroom ratio, star-shaped floor plans, and optimized spaces, except in prestigious addresses where emotion prevails.

The Surface-to-Bedroom Ratio: An Implicit Value Benchmark

Buyers expect a logical balance between total surface area and the number of bedrooms. This has become a true market rule:

1. Over 60 m² → 2 bedrooms expected
2. Over 90 m² → 3 bedrooms
3. Over 140 m² → 4 bedrooms
4. Over 200 m² → 5 bedrooms

An apartment of 140 m² with only three bedrooms will often be perceived as “underutilized.” In residential, family-oriented neighborhoods such as the 16th or 17th arrondissement, such a property typically suffers a discount, as buyers there prioritize functionality.

Conversely, a well-optimized 60 m² with two bedrooms is immediately appealing because it meets the expected usage. In Paris, rarity ensures there is always a market, but price depends heavily on how well the distribution matches the surface area.

Floor Plans and Optimization: Star Layout vs. Corridor

Beyond the bedroom count, the quality of the layout directly impacts value.

1. The star-shaped plan (rooms organized around a central entry) is the most sought-after, as it minimizes wasted space and improves circulation.
2. The L-shaped plan with a long corridor is less popular, as it creates unusable spaces. Yet, it can remain attractive if it preserves light and flexibility.

A major advantage is the possibility of gaining an extra bedroom while maintaining a pleasant living room. This creates real added value:

1. 60–90 m²: a plan offering 3 bedrooms and a comfortable living area is highly desirable.
2. 90–130 m²: the ideal configuration provides 4 bedrooms while keeping a generous living room.
3. 140–190 m²: the most valued remains 5 bedrooms with a large reception space.

This optimization trend also reflects evolving lifestyles: relocating the kitchen into the living room, creating an open-plan “American-style” kitchen, often frees up an independent room that can become an additional bedroom—translating into a significant boost in resale value.

The logic is simple: a buyer looking for three bedrooms usually budgets for surfaces between 100 and 140 m². When a more compact property, say 80 or 90 m², manages to fit in three functional bedrooms, it becomes instantly attractive.

It appeals to families with the budget for a typical three-bedroom apartment, willing to pay a higher price per square meter to secure the right number of rooms.

It also attracts buyers whose overall budget doesn’t stretch to 100 m² or more: they seize the opportunity to access three bedrooms at a lower total cost, even if the price per m² is above market average.

This double effect: rarity of supply and broadening of demand—explains the premium observed for such layouts.

Example

At 71 avenue de Villiers (Paris 17th), a duplex of 86 m² Carrez offering three true bedrooms, an independent kitchen, and a comfortable living area (in a surface where two bedrooms are the norm) sold for €1,303,300 net seller in 2022.

This rare optimization justified a high price per square meter. The same holds true for attic apartments: if the space allows for an additional functional bedroom, it can command a premium beyond standard Carrez benchmarks.

When Prestige Outweighs Functionality

There is one exception to this rule: prime addresses. In these markets, value is driven primarily by prestige and volumes, rather than strict functionality.

Notable areas include:

1. Boulevard de Courcelles and Parc Monceau (Paris 8th–17th)
2. The Golden Triangle (avenues Montaigne, George V, Champs-Élysées)
3. The 6th arrondissement (Saint-Germain, Luxembourg)
4. The 7th arrondissement (Invalides, Champ-de-Mars)
5. The 1st arrondissement (Louvre, Palais-Royal)

In these districts, a 200 m² apartment with only three bedrooms can sell easily if it offers:

1. Exceptional reception volumes
2. A remarkable view of a park or monument
3. Heritage features (moldings, fireplaces, original parquet floors)

The more premium the address, the less critical the bedroom count becomes. Conversely, the more residential the neighborhood, the more functionality takes precedence.

Striking the Right Balance to Maximize Value

Ultimately, the value of a Parisian apartment rests on a delicate balance:

1. Functionality (surface-to-bedroom ratio, efficient layout) in family-oriented neighborhoods.
2. Prestige and emotion (address, views, volumes, charm) in prime locations.

And even when an apartment doesn’t perfectly fit market standards, it will always find a buyer in Paris. The key lies in adjusting the price accordingly and highlighting its strongest assets: location, light, charm, and potential for improvement.

This is precisely the kind of in-depth analysis and value enhancement we deliver to our clients at Fairway Luxury Real Estate.

Hugues de Poulpiquet – Director at Fairway Luxury Real Estate

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