Everything you need to know about renovating a Haussmannian apartment
If there is one type of apartment that perfectly embodies the Parisian identity and continues to captivate buyers from around the world, it is the Haussmannian apartment. Yet revealing its full potential often requires extensive renovation work.
Renovating a historic building is more complex than it appears, especially when upgrading to modern standards while preserving the original features that give these homes their distinctive charm.
As a specialist in high-end Parisian real estate, Maison Kyka shares its expert advice on how to renovate a Haussmannian apartment in true style.
What is a Haussmannian apartment?
An architectural style that emerged in France in the 19th century
Once a medieval city with a maze of narrow, unsanitary streets, Paris underwent a radical transformation during the Second Empire, driven by a series of urban policies initiated by Emperor Napoleon III. The statesman chosen to carry out this ambitious transformation was Georges-Eugène Haussmann, then Prefect of the Seine.
In addition to integrating the Bois de Boulogne and Bois de Vincennes and reorganizing Paris’s districts, Baron Haussmann launched an ambitious program of public works, resulting in the creation of wide boulevards and residential buildings governed by precise urban planning rules. These newly built neighborhoods are what we now recognize as Haussmannian architecture in its purest form.
Today, Haussmannian architecture is most densely concentrated in central and western Paris—especially in the 8th, 16th, 17th, and 7th arrondissements. If you're considering buying property in Paris and a Haussmannian apartment is at the top of your wish list, these areas are certainly worth exploring.
Key characteristics of Haussmannian architecture
From the outside, a Haussmannian building is recognized by:
- Its materials: light-colored cut stone for the facade, zinc or slate for the roof
- Its structure: five to six floors, uniformly sized windows, continuous balconies on the 2nd and 5th floors, and typically a mansard roof
Built between 1853 and 1870, classic Haussmannian buildings later evolved into numerous variations, blending their original structure with later styles such as Eclecticism and Art Nouveau.
Before stepping into the apartment itself, you’ll usually pass through spacious common areas accessed by a central staircase, and more rarely by an elevator. The lack of elevators is due to the time these buildings were constructed—before elevators became common. The most prestigious apartments were typically located on the 2nd floor, easily accessible on foot, negating the need for further comfort.
Inside, you’ll find:
- A grand entry hall or "anteroom" leading to a long hallway,
- Formal living, dining rooms and bedrooms with large street-facing windows,
- Service rooms—kitchen and bathroom—facing the inner courtyard,
- Ceilings at least 2.6 meters high (3 meters or more on the “noble” 2nd floor),
- Solid wood parquet flooring, often in herringbone or chevron patterns,
- Ornamental moldings and ceiling rosettes,
- Marble fireplaces in nearly every room,
While the Haussmannian style is closely associated with Paris—where it was formally codified—other French cities also feature Haussmannian-style buildings. In Lyon, for instance, the Brotteaux neighborhood is home to several such examples, as is the Grands Hommes district in Bordeaux.
Why renovate a Haussmannian apartment?
The historic charm of a Haussmannian building can also come with certain limitations, often requiring thoughtful renovation.
One of the main concerns involves bringing the apartment's technical systems up to standard. Electrical installations in Haussmannian buildings are often outdated or unchanged for decades. A full overhaul—ranging from replacing the entire fuse box with a modular panel equipped with 30 mA circuit breakers, to adding dedicated circuits for ovens, cooktops, or washing machines—is essential for both safety and modern convenience.
It’s also advisable to inspect the plumbing, as older pipes are often made of lead or galvanized steel. Upgrades such as removing lead pipes and replacing them with copper, PEX, or multilayer tubing will significantly improve water quality and help prevent potential leaks.
Haussmannian apartments often feature a compartmentalized layout, reflecting 19th-century lifestyles. To suit modern living, many choose to open up the space—turning isolated kitchens into central living areas, knocking down walls, and opening long hallways to bring in light.
Beyond improving daily comfort, a quality renovation significantly increases property value, particularly in desirable Paris neighborhoods.
Planning a seamless renovation
Obtaining proper authorizations
Renovating a Haussmannian apartment requires careful planning. Before taking down a wall, it’s essential to have a structural assessment done by a professional. Even non-load-bearing walls in older buildings may contribute to the building’s integrity.
After this assessment, review the building’s co-ownership rules and inform the property management company. Any work affecting the building structure, floors, or common areas—such as ducting or facade changes—requires prior approval during a general assembly meeting.
Additional administrative steps may be required if your work affects the exterior, increases surface area, or changes usage. If the building is listed or located in a protected area, approval from the Architects of Historic Buildings (ABF) is also required.
Hiring an architect experienced in Haussmannian buildings is key. Not only do they ensure regulatory compliance, but they also coordinate artisans—from demolition to finishes. In heritage renovations, everything starts with solid preparation.
Reimagining the layout
Updating the layout to fit today’s lifestyle often involves redistributing rooms. Original plans, while charming, may not align with modern needs for open spaces, integrated storage, or en-suite bathrooms.
Common requests at Maison Kyka include: creating an open kitchen-living room, merging small rooms into a large living space, building a primary suite, or adding a bathroom. These transformations require careful circulation planning and sometimes relocating kitchens for better natural light.
Removing a wall may necessitate installing a load-bearing IPN or HPN beam, often concealed behind plasterboard (BA13) for fire safety. Such work adds cost and must be anticipated.
This stage is also ideal for reclaiming "lost" space:
- Turn chimney alcoves into built-in bookshelves,
- Add recessed niches behind beds,
- Install floor-to-ceiling storage in the entry or living room,
- Transform nooks into discreet office areas,
- Add a mezzanine in a child’s bedroom to free up floor space.
All of these custom solutions enhance daily comfort without compromising the apartment’s historic charm.
Improving energy efficiency while preserving character
Renovating a Haussmannian apartment offers a chance to enhance thermal and acoustic comfort while managing energy use. But these buildings present unique characteristics: thick masonry walls, high ceilings, and wooden floors—all of which influence renovation strategy.
Thermal insulation: a targeted approach
Despite thick stone walls offering basic comfort, major heat loss still occurs. On average:
- Old windows account for up to 30% of heat loss,
- Roofs and floors each contribute about 10%.
Key actions:
- Window replacement: Switch from single-pane to double- or triple-glazed units, maintaining the original appearance. Exterior changes require co-ownership and city approval.
- Internal insulation: Improve thermal and sound comfort, especially for courtyard-facing walls. Vacuum-insulated panels reduce floor space loss and preserve moldings.
The apartment’s location matters. Ground-floor units may need subfloor insulation—handled by a skilled floor specialist to preserve original parquet. Top-floor units require enhanced ceiling insulation and solar control glazing. Interior shutters help reduce overheating in summer.
Sound insulation: often overlooked
Large volumes and wooden floors make these apartments prone to noise. Adding an acoustic underlayer—preferably biosourced—beneath the parquet is effective. This can be done while preserving the existing flooring.
For noise from above, ceiling insulation is challenging without altering moldings. Ideally, collaborate with upstairs neighbors to insulate their floor.
Heating and ventilation: efficiency matters
Proper insulation reduces heating needs—but also increases the need for ventilation. A humidity-sensitive mechanical ventilation system (VMC) is often necessary. A more advanced option is a dual-flow thermodynamic VMC, suitable if ceiling height and room layout permit.
For heating:
- Improve existing systems: Add smart thermostats or thermostatic radiator valves.
- Replace systems: Consider gas condensing boilers or inertia radiators—both compatible with the Haussmannian aesthetic.
- Go invisible: A low-temperature radiant floor, if you're redoing the floors entirely, offers discreet, even heat.
Restoring original elements
Parquet flooring: enhancing iconic Haussmannian patterns
Haussmannian apartments often feature classic French parquet patterns—such as herringbone and chevron—which contribute to their unique ambiance. Their symmetrical designs and the warmth of solid oak enhance the space and reinforce its historic identity. But restoring them requires finesse and expertise.
If the floor is simply worn, sanding and refinishing is often enough. If some boards are damaged, they can be replaced—carefully matching tone and patina. In cases of sagging or instability, the entire floor may need to be lifted and rebuilt over new joists.
For bolder projects, adding decorative tile inserts to damaged zones can create striking contrasts without compromising the apartment’s soul.
Plasterwork and wall ornaments: restoring timeless elegance
Haussmannian charm often lies in its wall ornamentation—moldings, ceiling rosettes, and picture rails. Over time, these may crack, flake, or disappear—especially after structural work. A skilled plaster artisan can restore or recreate them identically, respecting original profiles for visual continuity.
In more severe cases, installing plasterboard (BA13) can stabilize the surface and serve as a reliable base for new finishes.
Fireplaces: balancing presence and practicality
Originally used for heating, marble fireplaces now provide decorative appeal—especially in the living room. When polished by a professional, they regain their depth and luster.
Although nearly every room once had a fireplace, their 40 cm depth can be restrictive when redesigning the layout. Secondary units can be removed, stored, resold, or repurposed elsewhere. Chimney flues can also be reused to house technical ducts—like a range hood, ventilation, or boiler flue.
Windows and ironwork: reviving period craftsmanship
Haussmannian windows with traditional interlocking wooden joinery blend refined craftsmanship and heritage charm. Their replacement should replicate the original design using wood frames with efficient double glazing. Original cremone bolts and handles can often be restored and reused.
Outside, cast-iron railings and other decorative ironwork deserve custom treatment: stripping, anti-corrosion coating, replacing missing pieces, and tailored finishes restore their brilliance while respecting the original design.
Refreshing the interior design
After restoring the original structure, it’s time to create an interior that reflects your personality. With its elegant moldings, high ceilings, and parquet floors, the Haussmannian apartment is a perfect canvas for contemporary living.
In a clean, timeless version, opt for minimalism: neutral tones, raw materials, and simple lines. White walls help the space breathe, while muted colors like sage green, greige, clay, or mineral blue highlight architectural features. This refined style—often inspired by wabi-sabi or japandi—makes room for light and natural textures like wood, linen, or travertine.
For bolder tastes, color becomes a statement. Rich tones like peacock blue, forest green, or mustard yellow give a room a distinct personality. Wallpaper—especially below chair rails or as a panoramic mural—adds graphic storytelling without altering the apartment’s historic geometry.
Style pairings can be highly expressive. Art Deco blends naturally with Haussmannian design, playing on a continuity of elegance. Meanwhile, Brutalist touches—like monolithic tables, sculptural concrete lighting, or minimal seating—add contemporary contrast that energizes traditional volumes. Used sparingly, this boldness adds flair without disrupting the apartment’s integrity.
Eclectic or bohemian styles also work beautifully. A thoughtful mix of vintage pieces, artisanal rugs, ceramics, and artworks creates a warm, lived-in feeling. When curated with care, this layering of textures and objects often brings out the soul of the home.
Assessing renovation costs for a Haussmannian apartment
Renovation costs vary based on the apartment’s size, the condition of original elements, and the level of finish desired. At Maison Kyka, a complete renovation—including design, project management, specialized trades, and high-end materials—typically ranges from €1,550 to €2,000/m².
Custom craftsmanship—parquetry, plasterwork, ironwork—represents a major portion of the budget, along with premium finishes. It’s important to plan for all expenses: labor, materials, permits, and technical surprises. A safety margin of 10–15% is recommended.
Some benchmark prices:
- Engineered parquet: €150 to €180/m², for supply and installation.
- Moldings and woodwork: €50 to €120/m² depending on complexity.
- Kitchen or bathroom: €10,000 to €20,000 depending on equipment.
- Double glazing: €500 to €1,000 per window depending on performance.
Coordinating all trades, handling technical constraints, and managing the unexpected is no small feat—especially in a historic building. To make your life easier, Maison Kyka offers a turnkey service for fully personalized support and flawless results.
At Maison Kyka, Parisian real estate is above all a passion—and our team is here to help bring your dream home to life.