Paris · Off-market
Home Select, apartment finder in Paris, receives more than 100 off-market properties every day from its network of 15,000 agents, notaires and building managers. In Paris, around 15% of sales close without a public listing: apartments sold before publication, discreetly, to buyers who are already ready. Here is where they come from and how to reach them.
A first confidential conversation, with no commitment
01Off-market
An off-market apartment is an apartment for sale that appears on no property portal. There is nothing clandestine about it: it is sold before the same notaire, with the same surveys and the same preliminary agreement as any other. What changes is the path it takes, from professional to professional, and the number of buyers who see it: a handful, instead of several hundred.
In Paris, around 15% of sales close this way, without a public listing. The share rises with the budget: at Home Select, 15% of the properties bought by clients were found off-market, and a quarter above €2m. In the prestige segment, the finest addresses often change hands before they have even been photographed.
Off-market does not mean a bargain. A seller who chooses discretion has not given up on a good price; they have sometimes set an optimistic one, which the lack of competition does not correct. An unlisted property is judged exactly like any other: comparable sales, condition of the building, co-ownership, and a price defended file in hand.
02Off-market
The hidden market does not have one source but four, and a buyer on their own sees almost none of them. Home Select covers all four, with a network built in Paris since 2011.
A public figure, an executive, a family who wants neither its living room on the internet nor thirty viewings: the sale takes place between trusted professionals, with qualified buyers.
A family apartment, joint heirs who want to sell quickly and quietly: the notaire mentions it to a few professionals they know before any advertising.
An agency that takes on a mandate first offers it to the finders who have a buyer ready: a quick sale is better for everyone than a listing that grows stale.
The local network flags a departure, an apartment becoming free, an owner who is hesitating: that is often where the most discreet sales begin.
03Off-market
There is no register of off-market properties to consult: you reach them because a professional knows you are serious, ready and able to decide. That is the whole point of a mandated apartment finder: they arrive with a qualified buyer, a written brief and prepared financing, which reassures a discreet seller and their agent.
At Home Select, the Confidential offer was designed for this market. Reserved for projects of €2m and above, under a simple mandate, it presents off-market properties only, with the same full support as the Exclusive offer, at 1.5% of the net purchase price, plus 10% of the negotiated reduction. The Exclusive offer also opens the off-market, alongside listings and early releases, whatever the budget.
Once a property is presented, everything moves fast. An off-market apartment does not stay available for three weeks: the viewing happens within days, and so does the decision. Hence the importance of a brief already written, which makes it possible to recognise the right property at first sight.
Being ready, in practice, means having an agreement in principle from your bank or an identified deposit, being able to sign a written offer quickly and to view within forty-eight hours. A discreet seller often chooses the safest buyer rather than the highest bidder.
04Off-market
The discretion of a sale exempts it from no check. Before presenting an off-market property, your apartment finder reviews what the seller can provide: title deed, legal floor area, surveys, co-ownership rules and minutes, service charges, works already voted. An incomplete file is a signal, not a detail.
The price is set against the comparable sales of the street and the district, published by the French tax authority. An off-market seller is entitled to hope; the buyer is entitled to know. Home Select negotiates an unlisted property like any other, and obtains on average 6% off the seller’s price across all its sales.
Discretion, finally, works both ways: properties presented off-market are not circulated, and that is the condition for discreet sellers to keep entrusting theirs to the same professionals.
An apartment finder answers within one working day. A first confidential conversation, with no commitment.
On the ground
On this market, a share of the sought-after properties sells before publication, between families and through notaires and local networks. Home Select receives more than 100 off-market properties every day from its network of 15,000 partners.
Every lead is verified and priced for you before you travel, on file then on a video viewing: you view only the shortlisted properties, your decisive viewings grouped into a single trip. Home Select then defends your offer, with a complete file and the actual sales of the area in hand.
Surveys, co-ownership rules, easements, local building specifics: every document is checked before you commit.
Both are billed only if the property is found and the purchase completed. On top comes 10% of the negotiated reduction: Home Select is also paid on what you save.
Exclusive search mandate
2.5% of the net purchase price, minimum €10,000 incl. VAT + 10% of the negotiated reduction
The full service, for every budget: brief, sourcing, off-market, pre-visits, negotiation and follow-through to the notary signing.
The Exclusive offer
Simple search mandate
1.5% of the net purchase price, projects from €2M + 10% of the negotiated reduction
The very same full service, on a selection made exclusively of off-market properties. For buyers who never want to see their search on a portal.
The Confidential offerIn the same dossier
The whole city: Apartment finder in Paris
Read next: How does an apartment finder work in Paris?Client reviews: Home Select, apartment finder in Paris Off-market properties
Frequently asked questions
An apartment for sale that is published on no portal: the seller entrusts it to a few professionals, who offer it directly to qualified buyers. The sale then takes place before the notaire, like any other, with the same surveys and the same safeguards.
Around 15% of Paris sales close without a public listing. The share climbs with the budget: at Home Select, a quarter of the properties bought above €2m were found off-market.
Not necessarily. The lack of competition can work both ways: a discreet seller sometimes sets an ambitious price. The price is checked as for any property, with comparable sales, and negotiated.
No. The Confidential offer, which presents unlisted properties only, is reserved for projects of €2m and above, but the Exclusive offer also opens the hidden market, for every budget, alongside listings and early releases.
Yes, but not at the same pace. They are more frequent where properties are rare and expensive, on the Left Bank, in the west and in the centre, where sellers care more about discretion; in the very active arrondissements of the east, the market is played more on speed than on confidentiality.
More than 100 a day, from its network of 15,000 agents, notaires and building managers. Only those matching your brief are presented to you, after the file has been checked.
Home Select, an apartment finder in Paris, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above, plus 10% of the negotiated reduction in both cases. Home Select is paid on success only, and also on what you save: nothing is due until you have bought.
What happens next
A first confidential conversation, with no commitment. A buyer’s agent answers within one working day.
It takes 1 minute.
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