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The Journal · October 1, 2026 · 7 min read · By Émilie, Head of Content
Repaint, redo the kitchen, renovate everything — or touch nothing? The answer depends less on the property than on who will buy it. A general contractor's view on what really pays back, and what does not.
Before talking about paint or kitchens, picture the buyer. In Paris, for a quality property, buyers broadly fall into two groups — and they do not want the same thing.
Everything follows from this first sort. Your estate agent usually knows which group your property speaks to, given the neighbourhood, the size and the price. Ask before you sign a single quote.
Some works do not so much raise the price as remove bargaining arguments. That is often where the best ratio lies between what you spend and what you avoid conceding.
| Works | Why they matter | How far to go |
|---|---|---|
| Visible repairs | Marked walls, scratched parquet, blackened grout: every flaw becomes a line in the negotiation | Light, neutral paint; sanded and varnished floors; fresh grout |
| Anything worrying | A water stain or a dubious electrical installation makes buyers imagine the worst | Fix the cause, not just the mark — and keep the invoices |
| Light and lighting | Viewings often take place late in the day; a dark apartment feels smaller | Working light points, simple fittings, consistent bulbs |
| Energy performance | The French energy rating (DPE) appears in the listing and weighs on price — especially for investor buyers | Only if moving up a class is realistic (see below) |
These are refresh works, sometimes simple upkeep. They take a few weeks and need no specific permit unless they touch common parts or the building's exterior — we cover those cases in our article on renovation permits in Paris.
Conversely, some projects cost a lot and are poorly reflected in a sale price:
The most expensive mistake: listing an apartment mid-renovation. Unfinished works worry buyers more than a property in original condition — they see hidden problems and a job to take over from someone else. Either finish, or do not start.
For an apartment that needs a full renovation, there is often a better option than the works themselves: having them priced. Faced with a property "to refresh", buyers form their own idea of the budget — and it is usually pessimistic. A "there's at least €300,000 of work here" dropped during a viewing weighs heavily in a negotiation.
A realistic estimate, drawn up by a professional who has visited, puts the figures back where they belong. It rests on known ranges: in Paris, a full renovation runs between €1,800 and €2,200 per m² — for a 145 m² Haussmann apartment, the size of Le St Georges, which we are currently renovating in the 9th arrondissement, that is roughly €261,000 to €319,000. We break these ranges down in our article on the cost of renovating a Haussmann apartment.
Adding this kind of estimate to the sale file — ideally with a possible layout plan — lets the buyer with a project picture it, and lets the buyer in a hurry see exactly what lies ahead, timeline included. On that last point, our article on how long a Paris renovation takes gives useful benchmarks.
The French energy performance certificate (DPE) is no longer a document you attach without reading. What to know before selling:
Should you therefore carry out energy works before selling? Only if moving up a class is achievable at a reasonable cost — replacing a heating system, insulating an exposed wall from the inside, new windows. In an older building, part of the performance depends on the co-ownership, and some façade works require permits. Have the DPE redone if yours is old or questionable, then decide: a sound certificate is sometimes worth more than a building site.
Preparing a sale? We visit, tell you frankly what is worth doing — and what is not — and price the rest for your sale file.
This is a classic source of dispute between seller and buyer. When the general assembly has voted works — façade restoration, roof, lift —, the question is who pays the upcoming calls for funds. The default rules depend on when each call becomes due, but the sale agreement can set a different split between seller and buyer; that arrangement binds only the two of them, not the co-owners' association.
In practice: gather the minutes of the last three general assemblies and the building maintenance log before listing, and settle the question of voted works in writing in the sale agreement, with your notaire. A buyer who discovers a voted façade restoration at signing rarely renegotiates in your favour.
If you are torn between selling as is and renovating to let, our article on renovating for high-end furnished letting sets out that other calculation.
Rarely in full. A clean, functional kitchen sells better than a brand-new one in the seller's taste: demanding buyers will often want their own. Replacing worn fronts, a marked worktop or failing lighting is usually enough to take the argument off the table.
By default, the split depends on when the calls for funds fall due. But seller and buyer can agree a different split in the sale agreement; that arrangement is not binding on the co-owners' association. Settle it with the notaire before signing.
No. The regulatory energy audit applies to the sale of houses and single-owner buildings rated E, F or G. For an apartment in a co-ownership building, the requirement is the DPE — less than ten years old — and its rating must appear in the listing.
Every property calls for its own answer: tell us about yours and we will come back within 48 hours with a first reading — what is worth doing before the sale, and what is better simply priced. You can describe your project here, and our portfolio shows what an apartment becomes once renovated.
"Many thanks to Anthony and his team for their professionalism, their advice and the quality of the work. The result is refined and exactly what I expected." (translated)Adrien A. · Google review
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