Buying a flat with a balcony
The balcony is the most common outdoor space in Paris. Here is what to check before an offer: status, railing, facade works and use, then the properties for sale.
At a glance
A balcony projects from the facade. It does not count in the Carrez surface, and it is most often a common part for private use: the co-ownership rules set what the owner may do on it and who pays for what. Two items weigh on the cost: the railing and the facade renovation, both decided at the general meeting.
What the law says
Surface. The private surface stated in the deed, under article 46 of the law of 10 July 1965, covers enclosed, roofed rooms. A balcony is not in it. Its size is given separately, and a 10 m² running balcony is not the same as a 2 m² one.
Status and use. The ANIL notes that the co-ownership rules determine the status of the balcony and may regulate planters and the storage of furniture, to keep the facade tidy. The owner must not disturb neighbours: noise, smells, barbecues.
Upkeep. The owner generally looks after day-to-day upkeep and the floor covering. The structure, slab and frame, falls to the co-ownership. A worn railing or slab is therefore handled with the managing agent, not alone.
Works. Closing a balcony to make a veranda, replacing a railing or changing its look needs the general meeting's approval and must respect the town's planning rules. Railings follow standards for height and spacing.
Checks before an offer
- The balcony's size and depth: a table for two, or plants only.
- The condition of the slab and railing, visible to the eye, and the facade works voted or planned in the general meeting minutes.
- Facade renovation: date of the last one, date of the next, share charged to the lot.
- Aspect at the hours when you will use it, and overlooking.
- The co-ownership rules on planters, washing, awnings and screens.
- In Paris, the town's restrictions on awnings and balcony enclosures.
Properties for sale with a balcony
29 m² studio with balcony, Le Plessis-Robinson
27 m² studio with 6.6 m² balcony, Paris 14th
38 m² Carrez 2-room flat with two balconies, near Montparnasse
32 m² Carrez studio with south-west balcony near the Trocadéro
53 m² 3/4-room flat with balcony on rue Monge, open view
41.5 m² studio convertible to 2 rooms with balcony over a garden, Luxembourg
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Frequently asked questions
Is a balcony private property?
Rarely in the strict sense. Most often it is a common part for private use: only you can use it, but it belongs to all the co-owners. The co-ownership rules state the status of each balcony.
Who pays to repair a balcony railing?
It depends on the co-ownership rules. In many buildings the railing is part of the facade and structure, which makes it a co-ownership expense. Check the clause in the rules and ask the managing agent for the history of works.
Can I enclose my balcony?
You need the general meeting's approval and must respect the town's planning rules on the outside look of buildings. An enclosure sometimes creates floor area, which can call for a prior declaration or a permit.
Can I put plants and furniture on my balcony?
Yes, within the co-ownership rules, which may regulate planters and the storage of furniture. Plants and furniture must not disturb neighbours, nor rise above the railing if the rules forbid it.
Is the balcony's size counted in the listing?
Not in the Carrez surface. Some listings give it separately, others leave it out. When it is missing, ask for it: it is what lets you compare two properties.
What should I check before buying a flat with a long balcony?
The state of the slab along its whole length, the use allowed by the rules, which may limit partitions and enclosures, the date of the next facade renovation and how the cost is split between co-owners.
Updated 14 October 2026. Sources: law of 10 July 1965, article 46, Légifrance, ANIL, balconies and terraces in co-ownership.
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Related reading
Other areas
Same group: luxury-real-estate-paris.com (luxury properties in Paris) deferla.com (the agency network, valuations and buying) choisirsonagence14e.com (how to choose an agency in the 14th).