Valuation check on a 45 m² Paris apartment asking €253,000

[woodworksAndRoute]

Finding only one completed sale changed my view of the €253,000 asking price. The other three references are current listings, so they show seller expectations rather than firm evidence for this 45 m², 1-bed Paris apartment.

The flat is in average condition, with good light and location in its favour, while dated finishes and possible maintenance work pull the other way. I can compare price per square metre, but I do not want to disguise major differences with tiny percentage adjustments.

Which missing fact should determine whether that completed sale deserves real weight: exact micro-location, floor and light, service charges, parking, outdoor space, or occupancy and lease details? If it is genuinely close on location and building position, I would use it as the main anchor and price the work separately. If not, I would treat the range as provisional until a local appraisal and better evidence are available.

 

[StillKey]

I wouldn’t start with a blanket percentage for condition. Estimate the work required, then compare the apartment with the completed sale on a price-per-square-metre basis while allowing for differences in size. Smaller and larger apartments do not necessarily trade at an identical rate per square metre.

The exact micro-location would change my view most. “Paris” is far too broad, and even nearby streets or different positions within a building can make the single completed comparable much less useful.

 

[yard.steady]

Micro-location matters, but I’d put the possible maintenance costs ahead of dated finishes. Cosmetic work is easier to estimate; building-level expenditure can alter the total acquisition cost and may not be visible in asking-price comparisons.

I’d make a simple comparison table for the four properties: floor area, exact location, condition, floor/light, outdoor space, parking and service charges. Give the completed sale more weight, but not automatic priority if it is materially different. Also establish whether the apartment is occupied and, if so, the lease position before treating it as comparable to a vacant property.