The Discreet Rise of Off-Market Sales: Paris’s Hidden Luxury Market

In the Parisian luxury real estate landscape, a significant share of high-end transactions is now taking place beyond the public eye. Off-market sales—private deals conducted outside of traditional advertising channels—are quietly reshaping how the city’s most coveted homes change hands. In 2025, this trend is accelerating, particularly among properties valued above €3 million, including historic townhouses and exceptional rooftop apartments.

A Market Where Discretion Drives Value

According to market data from leading agencies, off-market transactions now represent between 20% and 30% of all sales in the €3M+ segment in central Paris. For homes exceeding €5 million, this figure rises closer to 40%, with some agencies handling more than half of their high-end transactions privately.

This growth is driven by three main factors:

Discretion: High-profile clients, including international investors, executives, and celebrities, prefer to avoid public listings.
Competition: With limited stock in heritage neighborhoods, off-market deals offer first access to rare properties.
Tailored matching: Brokers and agencies with access to these networks operate through curated introductions rather than open market visibility.

Townhouses: Parisian Rarity at Its Peak

The Paris townhouse, or hôtel particulier, has become a symbol of legacy ownership. There are only a few thousand such residences remaining within the city limits. Most are located in the 7th, 8th, and 16th arrondissements, often behind discreet facades and within walking distance of major landmarks.

In 2024, fewer than 150 townhouses were publicly listed for sale in all of Paris.
Yet off-market channels handled nearly 300 townhouse inquiries and showings, primarily for properties valued between €5M and €15M.
These homes frequently include private gardens, staff quarters, and secure garages—features increasingly rare in central Paris.

Rooftop Apartments: High Above the Market

Rooftop penthouses and last-floor apartments with terraces are in exceptionally short supply, especially in pre-war or Haussmannian buildings where vertical expansion is no longer permitted.

In districts like the 6th and 7th, less than 2% of total housing stock includes private rooftop space.
Prices for penthouses with panoramic views have increased by 6.8% year-on-year, outpacing the broader luxury market.
Nearly 60% of recent rooftop apartment sales over €4M were handled off-market, often before the properties ever reached a public platform.

These homes are not only prized for their views of the Eiffel Tower, Seine, or Parisian rooftops—they offer tranquility and light, two elements increasingly essential to high-end buyers.

How Buyers and Sellers Navigate the Hidden Market

Accessing off-market real estate in Paris is not a matter of browsing listings. It requires:

Established relationships with trusted agencies or family offices.
Pre-qualification and proof of funds before any viewing or negotiation.
An understanding that prices are rarely negotiable when demand is concentrated within a select network of vetted buyers.

For sellers, going off-market often results in fewer but more serious inquiries, reduced public exposure, and in some cases, a higher final selling price due to controlled competition.

Conclusion: A Growing Market Within the Market

As of 2025, off-market luxury real estate is no longer a marginal practice—it is becoming the standard for ultra-prime property in Paris. Townhouses and rooftop apartments are leading this discreet but powerful movement. They offer rarity, privacy, and prestige, all in a city where heritage and discretion carry tangible financial value.

In a market where scarcity defines opportunity, the hidden layer of Parisian real estate is one that serious buyers cannot afford to overlook.

‍