Magnifique T2 Avec Balcon — 61 M² — Paris 11 (75011)

Abriculteurs is pleased to present this apartment for sale located in Paris 11 (75011).

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

On the 1st floor of a small old building full of character, the property benefits from an East/West cross exposure. Exposed beams and the original stone wall give the apartment a rare charm, while the carefully renovated kitchen—with its granite countertop—and the bathroom reflect attentive maintenance. Recent insulation work (walls and roof) has been carried out, contributing to a DPE energy rating of D and a comfortable thermal level.

The property layout is as follows:

- Entrance (3.65 m²)
- Large cross-through living room (37.03 m²) with access to a courtyard-facing balcony
- Separate renovated kitchen (4.75 m²)
- Bedroom (12.05 m²)
- Bathroom / WC (3.93 m²)
- Courtyard-facing balcony, no overlooking (1.94 m²)

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

Property highlights:

- Quiet and very typical passage, sheltered from through traffic
- East/West cross-through apartment with courtyard-facing balcony without overlooking
- Preserved old charm: exposed beams, stone wall
- No work needed: recent insulation (walls and roof), fully renovated kitchen and bathroom, apartment in perfect condition
- Granite countertop in the renovated kitchen
- Clean DDT diagnostics: no asbestos, lead, termites, or gas anomalies
- 2 minutes on foot from Ledru-Rollin metro (line 8), close to Bastille

Additional information:

- Property tax: €1,104 / year (2025)
- Annual common charges: approx. €1,370 / year (approx. €114 / month)
- Estimated annual energy cost: between €1,180 and €1,650 / year
- Condition: perfect, no work needed
- The property is subject to co-ownership status
- Lots no. 8 and no. 53 (combined to form the apartment as it currently stands)
- Share: 500/10,000 (general charges, lot 8) + 69/10,000 (lot 53)
- Conventional consumption (kWh/m².year): 203 (D)
- Estimated emissions (kg CO₂/m².year): 44 (D)

Sale price: €610,577 including tax (excluding agency fees)

Buyer fees of €24,423 including tax, representing a total of €635,000 (agency fees included), i.e., 4% of the sale price.

Information on risks to which this property is exposed is available on the Géorisques website: ***

This listing was written under the editorial responsibility of Mr. Olivier MÉNART, commercial agent registered with the Paris RSAC under number [hidden information], without holding funds, acting on behalf of SARL Abriculteurs immobilier, with a capital of €5,000, registered under SIREN number [hidden information], holder of professional card no. CPI [hidden information] issued by the Paris Île-de-France Chamber of Commerce, whose legal representative is Mr. Adrien Piot, headquartered at 12 rue des Halles, 75001 Paris.

Information on risks to which this property is exposed is available on the website ***

Information on risks to which this property is exposed is available on the website ***

Olivier MENART
RSAC PARIS [hidden information]
Des informations sur les risques auxquels est exposé ce bien sont disponibles sur le site Géorisques : https://www.georisques.gouv.fr/