Paris 7th · Left Bank (75007)

Selling or acquiring in the 7th, Left Bank.

With more than fifteen years of experience, Marie-Céline Etave guides you from valuation to signature, with the discretion your property demands. She lives in the arrondissement, in the École-Militaire quarter.

Request a confidential meeting Estimate my property online

A reasoned figure

A written, reasoned opinion of value, grounded in sales actually recorded — at no cost and without obligation.

One person throughout

Your file is handed to no one else: the same eye, from the first viewing to the signature.

A resident of the arrondissement

I live in the École-Militaire quarter, on the edge of Invalides: this market is one I watch day after day.

Services

Bespoke guidance, handled discreetly

Selling or acquiring a property of the first rank is not an ordinary transaction: not the same pace, not the same exposure, not the same people.

Selling

A fine sale does not begin with a listing, but with a decision: what is made public, and what will not be. As you wish, your property is shown off-market to a small circle of qualified buyers, or openly marketed. You set the strategy ; I hold to it. That circle has been built over the years: my own buyers, those of my fellow agents on the Left Bank, and those referred to me by notaires, wealth managers and introducers.

  • Off-market presentation, should you prefer it
  • Fellow agents, notaires, wealth managers
  • Buyers vetted before any viewing
  • No exposure without your consent

Acquiring

Volume, floor, outlook, quiet, ceiling height, the standing of the building: a brief is settled before viewing anything at all. I then show you only the addresses that answer it — including those the same network brings to my attention before they reach the market — and see you through to signature.

  • Access to properties flagged before they are listed
  • Viewings arranged at your convenience
  • Building accounts and service charges reviewed before any offer

Valuing

A written, reasoned opinion of value, grounded in the sales actually recorded in your street and in the state of the market — not in the figure it would be pleasant to hear. Where the situation requires it, a formal open-market valuation, admissible before a notaire, a judge or the tax authorities.

  • Written, reasoned opinion of value
  • Formal open-market valuation on request
  • Advice on presentation before viewings begin

Advising

Inheritance, separation, split ownership, holding company, property owned by a non-resident, wealth held partly in crypto-assets: a substantial estate calls for decisions that reach well beyond the transaction itself. A first conversation, strictly confidential, brings clarity — and commits you to nothing.

  • Absolute confidentiality, before and after
  • Meetings at your home or remotely
  • Coordination with your notaire and your advisers
  • Introductions to mine, should you need them
  • Partners well versed in crypto-asset wealth

Property news

What is changing for your project

Regulation, interest rates, taxation: the legal framework of French property moves quickly. This section is updated daily, with particular attention to the law.

Rent control in Paris: the new order runs only to 24 November 2026

The prefectoral order of 12 June 2026 sets the reference rents — standard, increased and reduced — applicable in Paris from 1 July 2026. Notably, it was issued for five months only, until 24 November 2026, the closing date of the experiment opened by the ELAN Act of 2018; beyond that date, no replacement scheme has yet been voted. For a landlord in the 7th, the stakes are twofold: observing the increased reference rent for your sector until then, and anticipating what your property will be worth to let — and therefore to sell — should the cap lapse at the end of the year. The order on the DRIHL Île-de-France website.

Lettings · prefectoral order of 12 June 2026

Inheritance: the Cour de cassation clarifies the sum owed by the heir who keeps the property

In a judgment of 10 June 2026, the First Civil Chamber of the Cour de cassation clarified the rules on preferential allotment in an estate division involving real property: the heir allotted the property must pay the others a balancing sum calculated on its open-market value, and that sum bears interest only from the final division, not from the opening of the estate. In the 7th, where two neighbouring addresses can differ by more than €5,000 per square metre, the value adopted at the moment of division is decisive: an independent open-market valuation secures that figure and forestalls disputes between co-heirs. Full legal analysis.

Inheritance · Cour de cassation, 10 June 2026

Airbnb in co-owned buildings: banning it by two-thirds majority, the 2026 rules

On 19 March 2026 the Conseil constitutionnel upheld the provisions of the Le Meur Act of 19 November 2024: a general meeting of co-owners may now prohibit short-term furnished letting (Airbnb-style) of lots that are not their owner's principal residence, by a qualified two-thirds majority rather than unanimously. One condition is imperative: this lighter vote works only where the building's rules already prohibit any commercial activity in the flats — failing which, unanimity remains required. In an arrondissement as visited as the 7th, between the Eiffel Tower and the Musée d'Orsay, it is a clause to check before any decision at a general meeting — and before buying a lot with letting in mind. Full legal analysis.

Co-ownership · Le Meur Act (Conseil constitutionnel, 19 March 2026)

Key boxes in co-owned buildings: what the recent case law says

A series of decisions handed down in June and July 2026 by French courts clarifies the treatment of key boxes installed by owner-landlords: on 11 June 2026 the Grenoble court ordered the removal of a box fixed to common parts without authorisation from the general meeting (article 25(b) of the Act of 10 July 1965), while the Nice court declined, on 25 June 2026, to order the removal of a box slipped inside a private letterbox, holding that the common parts were unaffected. For an owner in the 7th who lets short-term or is preparing a sale, the distinction between common and private parts determines whether a vote at a general meeting is required. Full legal analysis.

Co-ownership · case law, June–July 2026

Lettings: F and G rated homes may return to the market, on conditions

On 8 July 2026 the Senate passed the Housing Recovery and Decentralisation Bill, sent to the National Assembly on 9 July. Its article 6 would reopen the letting of homes rated F or G on the energy performance certificate, provided the landlord signs a contract for energy renovation works committed before 2030; examination resumes at the Assembly after the summer. For an owner in the 7th whose period flat is poorly rated, the reform would change the calculation between renovating, letting and selling — all the more so as, in older Parisian buildings, insulation works often run up against the constraints of the co-ownership and the façade. The ministry's press release.

Lettings · housing bill (Senate, 8 July 2026)

Air conditioning: VAT down to 5.5%, on conditions in co-owned buildings

In response to the heatwave, an order of 13 July 2026 (published on the 17th, in force since the 18th) lowers VAT to 5.5% on reversible air-to-air heat pumps installed in homes more than two years old, against 20% previously. In a co-owned building, the tax advantage dispenses neither with the vote at the general meeting nor, where the external appearance changes, with a prior planning declaration — a constraint to be taken seriously on the façades of the 7th. For an owner considering air conditioning before a sale, these steps are best anticipated. Full legal analysis.

Co-ownership · air-conditioning VAT 2026

Last updated: 26 July 2026 · General information; this does not constitute personalised legal advice. · Browse the full news archive →

Before any decision

What is your property really worth ?

A Haussmannian apartment, a pied-à-terre a step from the Champ-de-Mars, or a large family flat on rue de Grenelle: the online tool gives a first indication, calculated from the actual sales in your street. A written opinion of value, by contrast, calls for a visit — and a conversation.

Demander un entretien confidentiel Try the online estimator

The market in figures

Price per square metre in the 7th

Medians drawn from sales actually recorded: useful for getting your bearings, though never a substitute for examining a particular property. Floor, outlook, condition, energy rating and address make values vary considerably from one property to the next.

Apartments

14 510 € / m²

80% of sales between €10,580 and €22,050 per m²

Houses & private mansions

15 124 € / m²

Exceedingly rare in the 7th — just fourteen sales in four years: price is assessed case by case

Median of the 3,490 sales actually recorded in the 7th between 2022 and 2025, computed from the official DVF land-registry database — the figure for houses, too rare for a reliable median, is the one published by MeilleursAgents in July 2026. Other public sources: MeilleursAgents, SeLoger, efficity. These medians are no substitute for examining a particular property : let us talk about yours.

Your quarter, your street, your type of property

The four quarters are the official administrative quarters of the 7th; every sale has been assigned to its own from its coordinates. 105 streets record enough sales to have a median of their own — choose yours from the list. The exact price of your property then depends on its condition, its floor, its outlook and its energy rating : try the street-by-street estimator or request a written opinion of value.

The 7th, quarter by quarter

One arrondissement, several faces

Between the Champ-de-Mars and Saint-Germain, the 7th is no single entity: from one street to the next, the price per square metre can double. Each quarter has its own market, its own atmosphere — and its own clientele.

Saint-Thomas-d'Aquin

The Carré Rive Gauche and its antique dealers, the classical buildings of the Faubourg Saint-Germain. The most sought-after — and most expensive — quarter of the arrondissement.

€17,140 / m² · Rue du Bac · Solférino

Invalides

The great addresses facing the esplanade and the dome, among ministries and embassies. My neighbouring quarter, whose every building I know.

€15,710 / m² · Invalides · La Tour-Maubourg

Gros-Caillou

The living 7th: rue Cler and its food shops, rue Saint-Dominique, the nineteenth-century investment buildings.

€13,860 / m² · École Militaire · RER C

École-Militaire

Tree-lined avenues, families long established, generous apartments on avenue de Ségur or avenue de Breteuil. This is where I live.

€13,830 / m² · Ségur · Duroc

Champ-de-Mars

Open perspectives over the Eiffel Tower and the École Militaire — that rarity makes the value, on avenue Émile-Deschanel as on avenue Charles-Floquet.

Eiffel Tower views · RER C

Sèvres-Babylone & le Bac

Le Bon Marché, the shops of rue de Sèvres and rue du Bac: buyer demand that never falters.

Métro Sèvres-Babylone

Your adviser, your neighbour

Marie-Céline Etave

A property adviser in the 7th arrondissement with more than fifteen years of experience, I guide owners and buyers with one steady conviction: a property project is only well conducted with method, transparency and availability.

We are probably neighbours. I live in the École-Militaire quarter, on the edge of Invalides, and our paths have most likely crossed already: at the Saxe-Breteuil market, beneath the glass roof of the Grande Épicerie or in the aisles of Le Bon Marché, at the Chapel of the Miraculous Medal on rue du Bac, at Le Bon Conseil, at Saint-François-Xavier — or simply along avenue de Breteuil, whose view of the dome never tires.

Perhaps that is what separates an adviser from a passing intermediary: I do not discover your quarter on the day you entrust me with your property. I live in it. I know which courtyards are peaceful, at what hour the sun leaves a façade, what an unobstructed view is really worth — none of which any table of figures will ever tell you.

As a qualified valuer of open-market value, I then value your property at its proper price, drawing on the facts of the market rather than on a flattering promise. From valuation to signature at the notaire's office, you deal with one person throughout — someone who knows the arrondissement, its streets and its market, and who tells you things as they are.

  • Over fifteen years of experience
  • Qualified valuer
  • Resident of the 7th
Write to Marie-Céline

Open-market valuation

Formal valuation, beyond a simple estimate

An estimate and a formal valuation serve neither the same purpose nor carry the same weight. Here is the difference, and how an open-market valuation proceeds.

The estimate

An estimate is an opinion of value: a professional gives an indicative price range, free of charge, to help you set an asking price. It is a commercial tool, useful for selling, but it carries no legal weight.

The open-market valuation

An open-market valuation is a technical, written and binding act, carried out by a qualified valuer according to a recognised methodology. It determines the true value of a property at a given date, in a reasoned, neutral and admissible form. It is called upon for an inheritance, a divorce, a gift, a division of assets, a dispute, a wealth-tax return (IFI) or a bank guarantee. Where an estimate prepares a sale, a valuation stands as evidence before a notaire, a judge or the tax authorities. The valuer is independent and defends neither party: that impartiality is what gives the report its authority.

How does an open-market valuation proceed ?

  1. Defining the engagement

    Together we settle the purpose of the valuation (inheritance, divorce, gift, dispute…) and the property concerned.

  2. Summoning the parties

    Where several parties are involved, I summon them by recorded delivery, so that the valuation is adversarial and each may attend.

  3. Inspection and survey

    A detailed inspection on site: measurements, condition, fittings, surroundings and any constraints, in the presence of the summoned parties.

  4. Analysis and valuation

    A study of the local market and comparable sales, followed by the application of several recognised valuation methods.

  5. Delivery of the report

    A written, dated and reasoned report concluding on the open-market value of the property, delivered to each of the parties.

1 190 € net

Fee for an open-market valuation, written and reasoned report included. VAT not applicable, article 293 B of the French Tax Code. I work across the whole of Île-de-France. More about valuations →

Contact

Let us talk about your project

A first conversation commits you to nothing: it simply brings clarity. And if you would rather speak face to face, we are neighbours.

Telephone

06 60 98 92 92

Email

contact@paris7e.immo

Area covered

Paris 7th (75007) and the Left Bank

Availability

By appointment, seven days a week

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