What does it really cost to renovate and furnish an apartment in Paris?

It is usually one of the first questions we’re asked, and one of the hardest to answer without knowing the apartment.

As a very general starting point, construction for a complete Paris renovation can range from approximately €3,000 to €5,000 per square meter, although we usually say that a safe bet is €3,500  . Complex layouts, extensive custom millwork, high-end finishes like marble or repurposed flooring, along with significant structural and technical work, can push that figure higher.

But construction is only part of the budget. A realistic estimate also needs to include professional fees, appliances, air conditioning, lighting, furnishings, window treatments, delivery and installation, and a contingency for the things no one can see until the work begins.

WHAT AFFECTS THE COST?

Two apartments of the same size can have completely different renovation budgets. Much depends on what is already there, what needs to change and the standard of the finished apartment.

The biggest variables are usually:

Kitchens and bathrooms

These are the most technically demanding, and often the most expensive rooms to renovate. Moving them adds plumbing, electrical and construction costs. Cabinetry, stone, fittings and appliances can vary enormously depending on what is selected.

The layout

Removing walls, moving doorways and reworking circulation may completely transform an apartment, but it also adds engineering, demolition, rebuilding and approval requirements. Sometimes the most expensive decisions are the ones that make the apartment work properly.

Air conditioning

Installing air conditioning in a Paris apartment can be complicated. The cost depends on the size of the apartment, the number of rooms, the route for the ductwork and where the exterior equipment can be placed. Building approval may also be required. For a larger apartment, a discreet, fully integrated system can easily become a significant line item – often in the high 20K’s.

Custom work

Made-to-measure cabinetry, wardrobes, bookshelves, radiator covers and architectural detailing are often essential in Paris apartments, where walls are rarely straight and standard dimensions do not always apply. Custom work adds cost, but it can also solve storage and layout problems beautifully. And we do have some tricks of the trade that we can rely on to keep the costs down, if you’re willing to give up on certain things.

What can be saved

Original parquet, moldings, fireplaces and doors are wonderful assets when they are in good condition. But restoring them is not always less expensive than replacing them. We look carefully at what is worth saving, what can be repaired and what may need to be reproduced.

Access and logistics

A sixth-floor apartment with a tiny elevator—or no elevator at all—is more expensive to renovate than an easily accessible ground-floor property. Parking restrictions, narrow staircases, delivery hours, debris removal and protection of the common areas all affect labor and delivery costs.

THE FEES BEYOND CONSTRUCTION

A proper project budget should also allow for the people required to design, coordinate and oversee the renovation. Depending on the project, this may include:

• Architectural and technical drawings

• Very rarely, engineering or specialist studies

• Interior design

• Contractor and project management

• Procurement and order administration

• Delivery, installation and styling

These are not simply added layers of expense. They are the work that turns a collection of estimates, decisions and deliveries into one coordinated project, and helps prevent expensive mistakes along the way.

AND THEN THERE’S THE FURNISHING

Furniture, lighting, rugs, window treatments and art should be considered from the beginning, even if every piece will not be purchased immediately.

For a fully furnished apartment, these costs can add another €1,000 to €2,000 per square meter -- or considerably more -- depending on the mix of retail, custom, antique and collectible pieces. Shipping, receiving, storage and installation also need to be included, particularly when pieces are sourced from several countries. We also provide clients with a low, medium and high budget for furnishings, and are used to working within budgets; so we’re happy to figure out solutions to meet the budget.

SO WHAT IS THE REAL NUMBER?

For a comprehensive renovation with professional fees and furnishings, a realistic all-in budget will be from around €5,000m2 to €7,000m2 or more. When we compare this with our experience renovating and furnishing in U.S. cities, the numbers are similar.  And more often than not, our clients are surprised by how much we can achieve within this budget.

Not every apartment needs that high a budget. A well-planned refurbishment, that might include keeping the kitchen and bathrooms in place, refinishing floors, improving lighting and adding carefully chosen furnishings, can cost substantially less.

The important thing is to compare like with like. A construction estimate does not represent the cost of a finished apartment unless it includes everything required to make the home ready to walk into and enjoy.

WHAT ABOUT SURPRISES?

In an older Paris building, surprises are not unusual. Once walls and floors are opened, we may discover outdated wiring, uneven surfaces, failing plumbing or earlier work that was not done correctly. That is why, for major renovations, we do a separate demolition budget from the final construction budget.  Because most of the surprises will be revealed during the demolition, and we can plan more accurately from that.

Like our American counterparts, we generally recommend carrying a contingency of around 10 percent, with more allowed when the apartment is very old or its condition is uncertain. We don’t think of a contingency as a permission to overspend. We will always let you know if something is coming in over budget so you’ll have the choice to go forward or not.  The contingency is protection against allowing an unforeseen problem to derail the project.

BEFORE YOU BUY

The best time to begin thinking about the renovation budget is before purchasing the apartment.

An apartment that appears more expensive may already have sound plumbing, good windows and a workable layout. A less expensive one may require substantial technical work before the beautiful decisions can even begin.

Understanding those differences early can help you decide not only what you can afford to buy, but what it will really cost to turn it into the home you imagined.

Are you interested in following up? We’re happy to accompany you on this every step of the way.  Just fill out this form and you'll hear from us.