Exceptional bare ownership – Bright 4-room apartment in perfect condition with tree-lined terrace, cellar and double parking space – Paris 12th

Exceptional bare ownership – Bright 4-room apartment in perfect condition with tree-lined terrace, cellar and double parking space – Paris 12th A rare heritage asset, ideal for a private investor, an expatriate, a family office, or a discerning buyer wishing to benefit from the legal, fiscal and financial advantages of bare ownership.
In a sought-after residential area of the 12th arrondissement of Paris, this elegant and perfectly maintained apartment is offered for sale in bare ownership, with the usufruct remaining in the hands of the current occupant, aged 78.
A well-balanced property, facing outwards
The interior and exterior spaces of the apartment offer a rare balance between comfort, functionality and openness.

The exact living area is 93.16 m², to which is added a superb open-air terrace of 62.19 m², facing south-west, and accessible from the kitchen and the living room. Weighted at 40% according to market standards, this terrace represents 24.88 m² of weighted area.

This gives a total weighted surface area of 118.04 m², for an overall physical surface area of 155.35 m².

The interior layout is particularly fluid:

A welcoming entrance hall of 5.37 m² opens onto a living room of 29.14 m², bathed in light

An independent kitchen of 8.61 m², with direct access to the terrace

A real, well-separated sleeping area, comprising:

Bedroom 1: 9.43 m²

Bedroom 2: 10.46 m²

Bedroom 3: 16.75 m² (or large office ideal for teleworking)

A bathroom of 3.35 m² and an additional shower room of 1.88 m²

A separate toilet (1.26 m²), a hallway of 5.17 m² and 1.56 m² of built-in cupboards

Each space has been carefully optimised, without loss of surface area or unnecessary circulation, allowing for both residential and long-term heritage use.


This property is a rare heritage opportunity, combining the quality of a beautifully crafted real estate asset, a sought-after address, and a fiscally and economically optimised package.

A luxury apartment with an open-air terrace
Located on the first floor of a modern and well-maintained building (built in 1991, 25-unit co-ownership, 8 floors), this apartment offers a fluid configuration, noble materials and a layout without loss of space.

The bright living room with parquet flooring opens onto a large south-west facing terrace of over 60 m², with greenery and also accessible from the kitchen. This real outdoor living space allows you to make the most of the summer months in a calm and protected environment.

Three rooms are available for sleeping: two bedrooms and a large office (or third bedroom), ideal for teleworking. The property includes two shower rooms, a separate toilet, plenty of built-in storage space, as well as a cellar and a double parking space in the basement.

No work required. The apartment is in perfect condition.
No energy anomalies

Sale in bare ownership - Usufruct reserved for a 78-year-old occupant
In accordance with the current tax scale (CGI art. 669), the value of the usufruct is 30% at the age of 78. The acquisition therefore relates to 70% of the value in full ownership, with:

No taxation on rental income (since it is not received)

No property tax or charges to be paid by the purchaser

No IFI (Individuals' Financial Interests) tax: the asset is declared by the usufructuary

No additional rights or taxes at the end of the usufruct

A property recovered free of charge, in optimal condition for use over time

A flexible, financeable arrangement, distinct from life annuity
Unlike a life annuity, the purchase of bare ownership can be financed by a traditional mortgage. The purchaser immediately becomes the owner of the property, without the payment of a life annuity or actuarial uncertainty.

This arrangement makes it possible to activate bank leverage on a discounted asset, to control maturities, and to benefit from a stable and tangible investment, without any rental management to be assumed during the term of the usufruct.

Provisional valuation over a period of 10 to 15 years
Assumptions:
Estimated freehold value: €1,115,000

Acquisition price in bare ownership: €780,000

Usufruct estimated at 30% (78-year-old occupant)

Projected average revaluation: +1.5%/year

Estimated duration of usufruct: 12 to 15 years

Result:
Expected value in full ownership at 15 years: approximately €1,393,000

Gross unrealised capital gain: approximately €613,000

Estimated gross IRR (excluding leverage): 3.85% to 4.15%/year

Who is this type of investment aimed at?
French or expatriate investors looking for a tangible asset without annual taxation

Taxpayers subject to the IFI

Families wishing to anticipate a transfer or a deferred principal residence

Portfolio managers looking for a secure asset with high potential

Location and environment
The property benefits from a strategic location, in the immediate vicinity of numerous food shops, the Aligre market, green spaces (Coulée verte, Square Armand Trousseau), sports facilities, and renowned schools (Charles Baudelaire primary school, Paul Verlaine secondary school).

It is also very well served by public transport: metro lines 1, 8 and 14, buses, and RER A and D at Gare de Lyon (600 m away).

Full file on request
Valuation study in full ownership and bare ownership

Heritage projection and 15-year financial simulations

Plans, technical diagnostics, co-ownership regulations

Confidentiality assured. Visits by appointment only.

No information available