In a Parisian market where the price per square meter often exceeds €10,000, seeing properties listed at such low prices can definitely raise eyebrows. However, these amounts represent a deliberately very attractive pricing set by a judge.
Real Prices
Why are the prices so low? Because the property is being sold in a judicial context: the owner has been unable to repay their debts (to the bank, the property management, etc.), or a dispute is blocking the sale (inheritance, shared ownership, separation). The judge then orders a forced sale to repay the creditors. These sales take place exclusively at the judicial court.
The secret behind these bargain prices
Unlike a traditional sale, there is no reserve price. The property can be sold for an amount 15 to 35% lower than its actual value, and sometimes even more if there are only a few buyers. Another surprise: everyone can participate! There's no need to be a seasoned investor. About 80% of buyers are individuals, often first-time buyers or simply Parisians on the lookout for an off-market opportunity.
What makes these sales different (and you absolutely need to know)
A few rules apply! An attorney is mandatory. No notary: an attorney represents you, bids on your behalf, and secures the purchase legally. The viewings are very structured: one or two maximum, grouped, on a fixed date.
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No negotiation, no additional visits, no backing out possible. No withdrawal period, no financing clause. If you win the auction, you must pay. Otherwise, you risk the infamous crazy bids, a dissuading financial penalty.
How to find these properties before everyone else
There isn't an official government website listing these sales. However, the platform Vench centralizes nearly 98% of judicial sales in France, with all the key info: starting price, hearing date, visits, and legal documents.
To bid, you need to give a mandate to a lawyer and provide a bank check for 10% of the starting price. Then, you wait for the hearing: if no one outbids you within 90 seconds, you win the property! After that, there's a legal waiting period of 10 days during which anyone can outbid.10%. After this period, the purchase is final.
The Real Budget
An apartment priced at €40,000 doesn’t really cost €40,000. You need to add 10 to 15% for fees to cover legal costs, taxes, and lawyer fees. But here’s the good news: a bank loan is possible, as long as you plan ahead and clearly explain this type of purchase to your bank.
These Sales That Make You Dream in Paris
Here are some very concrete upcoming sales:
Paris 3rd – 24 m²
Starting price: €10,000
See the listing
Paris 13th – 99 m²
Starting price: €40,000
See the listing
Paris 16th – 58 m²
Starting price: €220,000
See the listing
Buying an apartment at a mini price is...Paris, it’s definitely possible. But it’s neither magical nor without risk. Judicial auctions require preparation, calm, and legal support. For those who approach it right, they remain one of the few ways to buy outside of the crazy prices of the Parisian market!