Magnificent 2-Room Apartment with Balcony – 61 m² – Paris 11

Property Description

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Situated in the southern part of the 11th arrondissement, two minutes’ walk from Ledru-Rollin metro (line 8) and in close proximity to the avenue of the same name and the Bastille, this 2-room apartment of 61.41 m² (Carrez law) enjoys a privileged position within a charming, very typical passage in this lively, 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 benefits from a through exposure East/West. Exposed beams and the original stone wall give the ensemble a rare charm, while the carefully renovated kitchen—with its granite worktop—and the bathroom reflect meticulous maintenance. Recent insulation work (walls and roof) has been carried out, contributing to a DPE rating of 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 balcony
- Renovated separate kitchen (4.75 m²)
- Bedroom (12.05 m²)
- Bathroom / WC (3.93 m²)
- Balcony overlooking the courtyard, no vis-à-vis (1.94 m²)

Lot No. 53 (room with terrace, building B) is included in the sale and entitles exclusive use of a terrace area accessible from the apartment.

Property highlights:
- Quiet, very typical passage, free from transit traffic
- East/West through apartment with courtyard balcony and no vis-à-vis
- Preserved old charm: exposed beams, stone wall
- No work needed: recent insulation (walls and roof), fully renovated kitchen and bathroom, impeccable condition
- Granite worktop in the renovated kitchen
- Sound DDT diagnostics: no asbestos, lead, termites, or gas anomalies
- 2 minutes on foot to Ledru-Rollin metro (line 8), near Bastille

Note:
- Property tax: €1,104 / year (2025)
- Annual common charges: approx. €1,370 / year (€114 / month)
- Estimated annual energy cost: between €1,180 and €1,650 / year
- Condition: perfect, no work expected
- The property is subject to co-ownership status
- Lots 8 and 53 (combined to form the apartment as it is now)
- Share: ES (general charges, lot 8) + ES (lot 53)
- Conventional consumption (kWh/m².year): 203 (D)
- Estimated emissions (kg CO₂/m².year): 44 (D)

Selling price: €610,577 including all taxes, excluding agency fees

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

Risks information for this property are available on the Géorisques website:
Announcement written under editorial responsibility of Mr. Olivier MÉNART, commercial agent registered with RSAC Paris under number without funds handling, acting on behalf of SARL Abriculteurs immobilier, with capital of €5,000, registered under SIREN holder of professional card No. CPI 025 842 issued by the Paris Île-de-France Chamber of Commerce and Industry, whose legal representative is Mr. Adrien Piot, whose registered office is at 12 rue des Halles, 75001 Paris.
Risk information for this property is available on the Géorisques site.

Olivier MENART
RSAC PARIS