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Premium report · 01/06/2026

Paris · 75006

0Score / 100

Listed price

€845,000

Recommended ceiling

€1,099,723

Negotiation room

Limited

Long-term value

Good

In short

BienCheck score 78/100. Listed €845,000, below our recommended ceiling (€1,099,723). Price already aligned with the market, little room to negotiate. The property sits in the Saint-Germain-des-Prés area, one of the most sought-after spots in town. Local DVF median ≈ €14,500/sqm. Several features justify a micro-market premium (secteur ultra-premium reconnu, adresse dans saint-germain-des-prés, vue dégagée, cachet patrimonial); adjusted reference ≈ €20,010/sqm (+38%). For reference, fully financing this would run about €4,230/month before insurance (3.5% over 25 years).

90-100

Outstanding buy

75-89

Great buy

60-74

Solid buy

40-59

Tread carefully

0-39

Walk away

Analysis confidence index

95/100

Highly reliable

Analysis based on:

  • precise location
  • surface provided
  • price provided
  • property type
  • rooms count

To refine this analysis further:

  • full on-site diagnostic
🟢

Final verdict

Go for it

Based on what we've reviewed, this one holds up well. The standard checks should be enough to lock in your decision.

If we had to call it today with what's on the table, we'd see this as a real opportunity worth pursuing.

BienCheck max recommended price :€1,099,723

Top strengths

  • Price aligned with local market.
  • Elevator in the building.
  • Attractive location (transit, services).

Points to watch (natural & technical risks)

  • Older building, get a surveyor to check the structure and roof before you commit.
  • HOA charges look high per m² versus what's typical around here.
  • The area may be exposed to flood risk, worth a Géorisques check.

Why this verdict?

  • Price lines up with the local market.
  • Easy to resell when the time comes.
  • A few things to clear up before signing.

Property positioning on its market

🟢 Stands out from what else is on the market

On the criteria we measured, this property is in the top 20% of what's selling around here.

Value for money

Excellent

Asking price matches our recommended cap, you're getting fair value.

Local market

🔴 Tight market

Comparable homes around here tend to sell fast.

Our recommendation

Should you go for it?

✅ Why this property earns a look

  • Price aligned with local market.
  • Elevator in the building.
  • Attractive location (transit, services).

⚠️ Watch-outs

  • Older building, get a surveyor to check the structure and roof before you commit.
  • HOA charges look high per m² versus what's typical around here.
  • The area may be exposed to flood risk, worth a Géorisques check.
  • Energy bills are worth looking at closely before you commit.

👤 Recommended buyer profile

Versatile buyer

Scores tuned to your buyer profile, the same property isn't worth the same to everyone.

📋 Recommended actions

  1. 1Obtain the full technical diagnostics (DPE, asbestos, lead, electricity, gas, termites).
  2. 2Request the last 3 AGM minutes and the condo regulations.
  3. 3Verify the absence of voted works not yet called for funds.

💭 Regret risk

Low

From what we see, there's little here that should make you regret signing.

Detailed sub-scores

Market price

100/100

Confidence : strong

The asking price holds up against the local comps.

See the reasons
  • below the local reference price

Enough data for a robust reading.

Advice : The price stacks up well against the local market, you can still try for a small cut, but don't bet the deal on it.

Risks and constraints

46/100

Confidence : strong

We've flagged several real risks on this one.

See the reasons
  • pre-1950 building
  • high monthly charges per sqm
  • moderate flood risk
  • thin condo works reserve
  • condo works planned

Enough data for a robust reading.

Advice : Bring in your own surveyor, structure, damp, condo, before you even think about an offer.

Negotiation

51/100

Confidence : strong

There's some room to negotiate, though don't expect a huge cut.

Advice : Anchor your offer on two or three concrete arguments, facts, not feelings.

Wealth

76/100

Confidence : fair

This place has the features buyers tend to fight over.

See the reasons
  • lift, daily comfort and resale
  • quiet surroundings
  • open view
  • named district in a big city, clear comparables
  • EPC above the local average

Fair data, the reading is broadly reliable.

Advice : This one's built to hold its value over time.

Location

95/100

Confidence : strong

The neighbourhood ticks the right boxes, transit, shops, daily life.

See the reasons
  • precise address provided
  • neighbourhood identified
  • sought-after area
  • good public transport nearby

Enough data for a robust reading.

Advice : Resale prospects over the next few years look healthy.

Energy

67/100

Confidence : strong

Keep a close eye on energy costs, they're not negligible here.

See the reasons
  • EPC above the local average

Enough data for a robust reading.

Advice : Ask the seller for the last energy bills, real numbers beat any estimate.

Liquidity

89/100

Confidence : fair

If you ever need to resell, this one should move.

See the reasons
  • south-facing or dual aspect
  • quiet surroundings
  • open view
  • family-friendly layout, in demand
  • named district in a big city, clear comparables

Fair data, the reading is broadly reliable.

Advice : If life moves you on, you should be able to sell without sweating it.

Regret

72/100

Confidence : strong

From what we see, there's little here that should keep you up at night after signing.

See the reasons
  • thin condo works reserve
  • condo works planned

Enough data for a robust reading.

Advice : Do the standard checks and you can move ahead with a clear head.

Sources & confidence

Which geographic level was used for pricing, how solid the DVF sales are, and which public sources backed this analysis.

DVF reference used

Commune of Paris 6e Arrondissement

  • Street
  • IRIS
  • Commune
  • Department
DVF sales used : 38Period : Last 36 monthsMost recent sale : April 2026Confidence : high

DVF quality

Solid DVF reference

Market reference built on enough comparable sales.

Ventes 12 derniers mois — Paris 6e

Micro-market adjustment

Premium of +38 %

Raw DVF median

€14,500/m²

Reference used

€20,010/m²

Adjustment capped by the engine, never arbitrary.

Official sources used

Cautious reliability

Available: ✓ DVF (solid) · ✓ BAN geocoding · ✓ Local DPE (ADEME) · ✓ Géorisques

Missing: – CatNat · – PLU · – IGN Cadastre · – OSM (local amenities)

Professional reading

Reference points for the bank, broker and notary. Indicative, to be confirmed with the file in hand.

Financing

€4,355 / month (25y)

Over 20y

€5,046

Target net income

€13,197

All-in monthly

€4,756

All-in annual

€57,072

Assumptions: 3.5%, 25 years, insurance excluded, 33% debt-to-income.

Rough reference only, run it past your bank or broker. BienCheck doesn't predict whether a loan will be approved.

Legal complexity

Moderately involved legal file

Manageable file, a few items to firm up with the notary. Factors: condominium, voted or planned works, PPR / PPRN on the municipality. To be confirmed with the notary handling the file.

Price analysis

Listed price

€845,000

BienCheck max recommended price

€1,099,723

Estimated gap

€0

✅ The price holds up against the local market. You can still try to negotiate a bit, but it's not overpriced.

Value ranges

Cautious offer

€951,683, €1,015,128

Balanced offer

€1,015,128, €1,099,723

Ambitious offer

€1,099,723, €1,163,168

Project details

Asking price

€845,000

Estimated works

€25,000

Real project cost

€870,000

€/m² listed
€13,629/m²
€/m² real (with works)
€14,032/m²
Market reference
€20,010/m²

Real project cost = €845,000 + €25,000 estimated works = €870,000. That's the total we benchmark against the local market.

Estimated works budget €25,000 (3% of asking price). Folded into the project cost and weighed in the negotiation margin.

Floor & elevator
Floor 4, with elevator

High floor with elevator: configuration favoured at resale.

Aspect
South

Sought-after aspect: bright rooms, easier resale.

Current occupancy
Vacant at sale

Immediate availability, no possession friction.

Condominium
24 units · €8,500 works fund

Thin works fund (1.0% of price): special levies likely.

Condo analysis

🔴 Vigilance level : High

A few items on the condo side are worth looking at before you sign.

Charges

54 €/m²/an

Annual total

€3,360

Reserve vs price

1%

  • Major works are being considered but not yet voted. Read the latest AGM minutes to gauge how likely and how soon.
  • The condo works reserve looks thin given the asking price. Extra calls for funds are likely if major works come up.
  • HOA charges sit above the typical level for this kind of property.

Strengths

  • Price aligned with local market.
  • Elevator in the building.
  • Attractive location (transit, services).

Alerts & caution

  • Older building, get a surveyor to check the structure and roof before you commit.
  • HOA charges look high per m² versus what's typical around here.
  • The area may be exposed to flood risk, worth a Géorisques check.
  • Condo works reserve looks thin for this price. Special levies are likely, ask for the last three AGM minutes and the maintenance log.
  • Major works are being discussed by the condo. Ask for the latest AGM minutes to gauge how advanced they are and the likely cost.

Negotiation strategy

✅ Price already aligned with the market

The asking price lines up with our estimate. Going in at the listed figure is the cleanest move.

Weak signals detected

Factual items to handle before bidding, sorted by severity.

  • Partial flood exposure

    Area partially exposed according to Géorisques.

    → Read the local flood plan (PPRI) before signing.

  • Thin works reserve

    Works reserve at €8,500, less than 2% of the asking price.

    → Plan for extra calls for funds if major works come up.

  • High HOA charges

    Around €54/m²/year, above the typical 45 to 55 €/m²/year range.

    → Ask for the breakdown (heating, concierge, lift) to see where the money goes.

  • Pre-1949 building

    Lead and asbestos surveys are mandatory, structure can be fragile.

    → Read every survey carefully and bring in a building surveyor.

Valuation analysis

55/100

Valuation balance is fair (55/100). We picked up 1 value-adding item(s) and 0 drag(s). Each line below has a measurable impact on price and resale.

Value-adding items

  • + Open view · ~+3%

    A clear plus on comfort and resale, especially in town.

Negotiation analysis

28/100Limited room

Negotiation legitimacy score: 28/100. The higher it is, the more factual ammunition you have to push the price down. It blends the gap with the local DVF median, the detected defects and how tight the market is.

  • Price below market: limited room
  • 4 secondary weak points
  • Tight market, seller in no rush

Arguments to bring to the seller

  1. Partial flood exposure. Area partially exposed according to Géorisques. On the ground, this really matters in the talks: read the local flood plan (ppri) before signing.
  2. Thin works reserve. Works reserve at €8,500, less than 2% of the asking price. On the ground, this really matters in the talks: plan for extra calls for funds if major works come up.
  3. High HOA charges. Around €54/m²/year, above the typical 45 to 55 €/m²/year range. On the ground, this really matters in the talks: ask for the breakdown (heating, concierge, lift) to see where the money goes.
  4. Pre-1949 building. Lead and asbestos surveys are mandatory, structure can be fragile. On the ground, this really matters in the talks: read every survey carefully and bring in a building surveyor.

Resale potential

72/100Solid

Resale potential is solid (72/100). We weigh energy performance, location strength, local liquidity and any technical drag. The higher the score, the faster you'd walk away if plans change.

Strengths

  • Liquid local market
  • Sought-after location

Opportunities detected

  • ★ Price below local median

    You're around 32% below the DVF median. Check the real condition to avoid a trap.

  • ★ High local demand

    Active market: quick resale is realistic if the property is well prepped.

  • ★ Opportunity spotted in declared fields

    South-facing, open view and a quiet street: the winning combo for resale, this profile moves fast.

Resale projection

5-year estimate

€938,541

10-year estimate

€1,042,437

Estimated annual growth

+2.1%/an

Confidence level : high. High confidence, we have enough local data and the signals point the same way.

Easy-resale probability : 🟢 High

The property ticks the boxes most buyers in the area look for.

Methodology : This projection is built on past trends in the area, treat it as a guide, not a forecast. It doesn't factor in future renovation work, regulation changes, or anything unusual the market throws at you.

Overall financial risk

🔴 High

Drivers: average energy · high risks · high charges

True cost of ownership (10 years)

Energy

€17,360

Taxes

€15,950

Condo charges

€33,600

Maintenance

€84,500

Estimated total cost€151,410

≈ €1,262/month over 10 years, mortgage payments aside.

All told, expect roughly €151,410 in running costs over 10 years, about €1,262/month, and that's before your mortgage.

Pre-purchase checklist

Documents to ask for

  • Full set of diagnostics (EPC, asbestos, lead, electrics, gas, termites)
  • Last 3 HOA meeting minutes and the co-ownership rules
  • Maintenance log and the most recent works call for funds
  • Property and council tax for the last 2 years
  • Floor plans and the title deed

Questions to grill the agent on

  • How long has it been on the market?
  • Has the price already dropped? By how much?
  • Have any offers been turned down?
  • Why are the sellers moving on?

Questions for the seller

  • What work has been done in the last 10 years?
  • Any approved building works not yet billed to owners?
  • What did energy actually cost over the last 12 months?
  • Any past incidents, water damage, cracks, anything structural?

What to check on-site

  • Visit twice, once in daylight, once after dark
  • Run the taps, flip the switches, open every window
  • Look for damp on walls, ceilings and under windows
  • Listen for street noise and clock the natural light
  • Get two contractor quotes for any work before you offer

Specific condo questions

  • Voted works not yet called for funds?
  • Available works fund and provision levels?
  • Ongoing proceedings against the condo or a co-owner?
  • Known unpaid charges within the building?

DVF · recent official sales

Comparative market analysis

Recent sales around the property mostly land between €14,000/sqm and €15,500/sqm. At €13,629/sqm (-6% vs the median), the asking price sits below comps: double-check condition, floor and layout before calling it a bargain.

Low band

€14,000/m²

Median

€14,538/m²

High band

€15,500/m²

DatePriceFloor area€ / m²
2026-04-18€812,00058 m²€14,000
2026-03-22€945,00065 m²€14,538
2026-02-11€720,00054 m²€13,333
2026-01-30€1,085,00070 m²€15,500
2025-12-15€880,00061 m²€14,426
2025-11-09€1,240,00078 m²€15,897
2025-10-21€690,00052 m²€13,269
2025-09-05€990,00066 m²€15,000

Source: French tax authority, official property sales.

Energy regulatory impact

No regulatory constraint identified · DPE D

Rated D, this property sits outside the rental restrictions set out by the French Climate law.

  • 1 January 2034Targets are E, F and G. A to D bands aren't in scope at this stage.

Liquidity impact : The EPC works in your favour for both resale and letting. It's a wealth asset worth keeping.

Energy renovation budget

To reach B or C, the budget typically sits between €4,500 and €14,500 (around €74 to €234/sqm).

  • Insulation (loft, walls, windows)€41 to €129/sqm
  • Heating and hot water€22 to €70/sqm
  • Ventilation (heat-recovery MVHR)€3,000 to €6,000

Working range based on ANAH / Effy 2024 averages. Get two contractor quotes before signing and check eligibility for the French MaPrimeRénov' grant.

Natural and industrial risk report

One moderate risk noted, the rest is low. A routine check is enough.

  • 💧 Flooding

    Moderate

    Plan(s) involved: PPRI de la Seine — Paris

    Impact : Possible insurance premium

    Flood exposure pulled from local prevention plans (PPRI) and known flood zones.

  • 🟫 Clay shrink-swell

    Low

    Impact : No known impact

    Clay shrink-swell: soils that move with moisture, mostly an issue for detached houses.

  • 🌍 Seismic

    Low

    Seismic zone 1 / 5

    Impact : Negligible risk

    Seismic zoning from 1 (very low) to 5 (strong). In zone 4 or 5, new build and extensions follow specific rules.

  • ☢️ Radon

    Low

    Category 1 / 3

    Impact : No action needed

    Radon is a natural radioactive gas. Category 3 = high potential, especially in basements and cellars.

  • 🏭 Industrial sites

    Low

    0 ICPE site listed in the municipality

    Impact : No industrial site nearby

    Classified industrial sites listed by Géorisques. Includes SEVESO, Basel II and potentially polluted sites.

Source: Géorisques (French public risk-prevention service).

Data quality used

Official sources used
🟢 4
Sources unavailable
🟠 0
Confidence level
100 %

Sources used for this analysis

BienCheck draws on the official French databases available for this property. When a source isn't available, we flag it openly instead of inventing a value.

  • Vos informations
    Declared data

    Information you entered in the analysis form.

    Confidence 100%

    Paris 75006

  • Moteur BienCheck
    BienCheck estimate

    Proprietary BienCheck weighting, scoring and analysis rules.

    Confidence 100%

    Calculs & pondérations propriétaires

  • Base Adresse Nationale
    Official source

    Official French address geocoder (IGN + INSEE).

    Confidence 96%Updated : 2026-05Open source ↗

    Géocodage Base Adresse Nationale

  • DVF
    Official source

    Official property sales registered by the French tax authority.

    Confidence 90%Sample : 38Updated : 2026-04Open source ↗

    38 ventes récentes — Paris 6e

  • Géorisques
    Official source

    French Ministry of Ecology, natural and industrial risks per municipality.

    Confidence 95%Updated : 2026-05Open source ↗

    Risques commune 75106

  • ADEME, DPE
    Official source

    Official French energy performance diagnostic database.

    Confidence 85%Sample : 1240Updated : 2026-04Open source ↗

    DPE logements 75006

BienCheck is an independent analysis. This report is not an official appraisal or notarial opinion. It helps you make an informed decision.