Magnificent T2 with Balcony – 61 m² – Paris 11th

Property Description

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Located in the southern part of the 11th arrondissement, two minutes on foot from Ledru-Rollin metro (line 8) and close to the avenue of the same name and the Bastille, this 2-room apartment of 61.41 m² (Carrez law) occupies a privileged position within a charming, very typical passage of this lively and well-served area. Shops, markets, and restaurants on Rue de la Roquette and Ledru-Rollin Avenue are within easy reach.

On the 1st floor of a small, characterful old building, the property enjoys a double exposure East/West. Exposed beams and the original stone wall give the space rare character, while the meticulous renovation of the kitchen — with its granite worktop — and the bathroom reflect careful upkeep. Recent insulation work (walls and roof) contributes to a DPE label D and a comfortable thermal level.

The layout is as follows:
- Entrance (3.65 m²)
- Large through living room (37.03 m²) with access to the courtyard-facing balcony
- Separate renovated kitchen (4.75 m²)
- Bedroom (12.05 m²)
- bathroom with WC (3.93 m²)
- Courtyard-facing balcony, without opposite views (1.94 m²)

Lot no. 53 (room with terrace, Building B) is included in the sale and grants exclusive use of a small terrace accessible from the apartment.

Property highlights:
- Quiet, very typical passage, away from transit traffic
- East/West through apartment with courtyard-facing balcony, no opposite views
- Preserved old character: exposed beams, stone wall
- No work needed: recent insulation (walls and roof), fully renovated kitchen and bathroom, perfect condition
- Granite worktop in the renovated kitchen
- Healthy diagnostics: no asbestos, lead, termites, or gas anomalies
- 2 minutes from Ledru-Rollin metro (line 8), close to Bastille

Note:
- Property tax: €1,104 / year (2025)
- Annual common charges: ~€1,370 / year (~€114 / month)
- Estimated annual energy costs: €1,180 – €1,650 / year
- Condition: perfect, no work required
- Property is under co-ownership status
- Lots Nos. 8 and 53 are merged to constitute the current apartment
- Share: ex (general charges, lot 8) + ex (lot 53)
- Calculated energy consumption: 203 kWh/m².year (D)
- Estimated CO2 emissions: 44 kg CO₂/m².year (D)

Selling price: €610,577 including VAT (excluding agency fees)

Agency fees payable by purchaser: €24,423 including VAT, bringing total to €635,000 (agency fees included), i.e., 4% of sale price.

Risk information about this property is available on the Georisques website.

The listing is created under the editorial responsibility of Mr. Olivier Ménart, commercial agent registered with RSAC Paris No. without funds handling, acting on behalf of SARL Abriculteurs immobilier, capital €5,000, registered under Siren No. holder of professional card No. CPI 025 842 issued by Paris Île-de-France Chamber of Commerce and Industry, whose legal representative is Mr. Adrien Piot, with headquarters at 12 Rue des Halles, 75001 Paris.

Risk information about this property is available on the Georisques site.

Olivier Menart
RSAC Paris