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Key takeaways
- French apartments are classified using the T-system (T1, T2, T3, T4, T5+). The number counts only the main habitable rooms (séjour + bedrooms). Kitchen, bathroom, and WC are not counted.
- T and F are interchangeable: T2 and F2 describe the same type of apartment. F is more common in social housing contexts.
- Surface area is measured differently depending on context: loi Boutin applies to rentals (surface habitable), loi Carrez applies to sales in co-ownership.
- The DPE (Diagnostic de Performance Energétique) rates properties A–G. Class G cannot be let since 1 January 2025. Class F ban from 1 January 2028. Check the DPE of any apartment before signing.
- CC (charges comprises) in a listing means all-inclusive rent. HC (hors charges) means charges are billed on top. Always compare total monthly costs.
The T-classification system explained
If you are searching for an apartment in France, you will immediately encounter a classification system that may be unfamiliar. Listings describe apartments as T1, T2, T3, T4, or T5. The letter T stands for type and the number indicates the count of main habitable rooms (pièces principales).
The critical rule: the kitchen, bathroom, and WC are never counted. Only living rooms and bedrooms that meet the minimum standards for a pièce principale qualify. Under French law, a pièce principale must have a minimum floor area of 9 m² and a ceiling height of at least 2.2 m to count as a habitable room.
| Classification | Description | Rooms counted |
|---|---|---|
| Studio | Single main room (living/sleeping space combined) + bathroom | 1 (the combined living/sleeping area) |
| T1 | One main room + separate kitchen + bathroom | 1 |
| T1 bis | Studio with a separated sleeping alcove or mezzanine | Effectively 1, with an alcove |
| T2 | Living room (séjour) + 1 bedroom + kitchen + bathroom | 2 |
| T3 | Living room + 2 bedrooms + kitchen + bathroom | 3 |
| T4 | Living room + 3 bedrooms + kitchen + bathroom | 4 |
| T5 | Living room + 4 bedrooms + kitchen + bathroom | 5 |
| T6+ | Large family apartments, 6+ main rooms | 6+ |
The T-system is not a quality indicator. A T2 in the 8th arrondissement of Paris and a T2 in a suburb of Nantes may both have 2 main rooms, but they will differ enormously in size, condition, and price. The classification tells you the room count, not the standard of the property.
Key point: A studio and a T1 are sometimes used interchangeably, but there is a distinction. A studio has a combined living and sleeping space with no separate bedroom. A T1 has a separate kitchen but may or may not have a separate bedroom. Both are classified as 1 main room. In practice, the term "studio" signals a compact single-room apartment, while T1 implies slightly more separation of functions.
T1 to T5+: typical sizes and Paris price ranges
The following table shows typical size ranges and Paris furnished rental price ranges for each classification. Sizes and prices vary significantly by arrondissement, building age, and property quality. Paris figures are based on Wunderflats market data for furnished mid-term rentals.
| Type | Typical size (Paris) | Main rooms | Approx. Paris furnished rent (mid-term) |
|---|---|---|---|
| Studio / T1 | 15–30 m² | 1 | 800–1,400 EUR/month |
| T1 bis | 25–40 m² | 1 + alcove | 1,100–1,700 EUR/month |
| T2 | 30–55 m² | 2 | 1,400–2,400 EUR/month |
| T3 | 50–80 m² | 3 | 2,000–3,500 EUR/month |
| T4 | 75–110 m² | 4 | 2,800–5,000 EUR/month |
| T5+ | 100 m²+ | 5+ | 4,000 EUR/month+ |
Wunderflats data: Across all furnished mid-term apartments in Paris, the median rent is 1,989 EUR/month and the average is 2,363 EUR/month (June 2025–May 2026). The 25th percentile is 1,456 EUR/month and the 75th percentile is 2,700 EUR/month. These figures span the full size range from studio to T4+. The majority of inventory on Wunderflats falls in the T2–T3 range.
Source: Wunderflats internal data (BigQuery), Jun 2025–May 2026. Figures cover furnished mid-term apartments booked in Paris.
Note that size and price vary considerably by arrondissement. A T2 in the 16th arrondissement (traditionally more expensive) will cost more than a T2 in the 13th or 19th. Always use the actual listed rent and surface area, not the classification alone, to assess value.
T vs F: what is the difference?
You will encounter both T and F designations in French property listings. They refer to the same classification system. Both letters are followed by the same number, indicating the same count of main rooms.
- T (type): most commonly used in private market listings, urban areas, and new construction
- F (fonction or pièces): more common in social housing (HLM) listings, certain older construction contexts, and administrative documents
T2 and F2 are the same apartment type. T3 and F3 are the same. The letter choice is simply a regional and contextual convention, not a meaningful distinction in property law or standards. When searching, use both T and F in your search terms if you want complete results.
Surface area: loi Boutin vs loi Carrez
France has two different legal frameworks for measuring apartment floor area, and knowing which applies to your situation prevents confusion and potential disputes.
Loi Boutin (2009): applies to rentals
For rental properties, the surface stated in the lease must be the surface habitable (habitable floor area) as defined by the Loi Boutin (Loi n° 2009-323 du 25 mars 2009). The surface habitable is calculated as:
- Total floor area of all rooms with a ceiling height of at least 1.80 m
- After deducting: walls, partitions, stairs, technical ducts, cellars, garages, and annexes not suitable for habitation (terraces, balconies, loggia, parking spaces)
The surface habitable must be stated in the lease. If the surface stated in the lease is more than 5% less than the actual measured area, the tenant can claim a reduction in rent proportional to the discrepancy.
Loi Carrez (1996): applies to sales in co-ownership
The Loi Carrez (Loi n° 96-1107 du 18 décembre 1996) applies specifically to the sale of individual apartments within a co-ownership (copropriété) building. It measures the same habitable floor area with ceilings of at least 1.80 m but applies different exclusion rules: balconies, terraces, cellars, and parking spaces are excluded, and rooms under 8 m² are excluded in full.
The Carrez surface is not required in rental contracts. If a landlord states a Carrez surface in a rental listing, this is technically the wrong measurement for rental context, though in practice the figures are often very similar. If the distinction matters for your budgeting (e.g. for a large apartment where a terrace might be excluded from Carrez but not from Boutin), ask the landlord to confirm the loi Boutin surface habitable.
| Feature | Loi Boutin (rentals) | Loi Carrez (sales) |
|---|---|---|
| Applies to | Rental contracts (baux d'habitation) | Sale of co-ownership apartments |
| Minimum ceiling height | 1.80 m | 1.80 m |
| Excludes | Walls, stairs, ducts, cellars, garages, terraces, balconies | Walls, stairs, ducts, cellars, garages, terraces, balconies, rooms under 8 m² |
| Required in | Rental lease (bail d'habitation) | Sale promise and notarial deed |
| Consequence of error | Tenant can claim rent reduction (if stated surface is 5%+ too high) | Buyer can claim price reduction (if stated surface is 5%+ too high) |
Types of property in France
Beyond the T-classification, French property listings use specific terms to describe the type and format of a property. Knowing these helps you search more effectively and understand exactly what you are looking at.
| Property type | Description |
|---|---|
| Appartement | Standard flat in a multi-unit building. The most common type in French cities. |
| Studio | Single-room flat (living and sleeping combined), typically 15–30 m². No separate bedroom. |
| Duplex | Apartment spread over two floors within the same building, connected by an internal staircase. |
| Triplex | Apartment spread over three floors within the same building. |
| Loft | Converted industrial or commercial space, typically open-plan with high ceilings. More common in inner suburbs than in Paris intramuros. |
| Chambre de bonne / chambre de service | Former maid's quarters, typically on the top floor of Haussmann buildings. Usually very small (7–15 m²), with shared bathroom on the landing. Often below the logement décent minimum standards. |
| HLM / logement social | Social housing managed by bailleurs sociaux (housing associations). Below-market rents but long waiting lists. Not available to new arrivals without several years of residency and registration. |
| RĂ©sidence Ă©tudiante | Student residence, typically managed by CROUS (public) or private operators. Offered to students via CROUS application or direct booking. Often below market rent for CROUS properties. |
| Résidence de services | Serviced residence with managed services (reception, cleaning, linen). Common for corporate housing. Often rented under a bail mobilité or a bail commercial rather than a standard residential lease. |
Key point: Chambre de bonne apartments often fail to meet the logement décent minimum standard (9 m² floor area, 2.2 m ceiling height). Since 1 January 2025, a property that does not meet the logement décent standard, or is rated DPE class G, cannot lawfully be let. Be cautious of any listing under 18 m² that does not clearly state its surface habitable and DPE class.
DPE energy ratings and rental bans
The Diagnostic de Performance Energétique (DPE) is an energy performance certificate that rates residential properties on a scale from A (most efficient) to G (least efficient). The DPE was reformed in July 2021 to make its ratings legally binding, and since then it has become one of the most consequential documents in any French rental transaction.
The DPE scale
| Class | Energy consumption (kWh/m²/year) | Rental status (2026) |
|---|---|---|
| A | ≤70 | Can be let freely |
| B | 71–110 | Can be let freely |
| C | 111–180 | Can be let freely |
| D | 181–250 | Can be let freely |
| E | 251–330 | Can be let until 31 Dec 2033. IRL rent revision permitted. |
| F | 331–420 | Can be let until 31 Dec 2027. No IRL revision since Aug 2022. |
| G | >420 | Cannot be let under new or renewed lease since 1 Jan 2025. |
For tenants, the DPE class signals two things: expected energy bills (higher class = lower bills) and legal security of tenure. A property rated F or G carries legal uncertainty. The landlord cannot raise the rent (no IRL revision), and an F-rated property becomes unlawful to let from 2028. This means a landlord may be unable to renew your lease, or may be under pressure to sell or withdraw from the rental market.
Checking the DPE
The DPE class must appear in every rental listing and in the lease itself. A DPE carried out before 1 July 2021 is no longer valid and cannot be used. The landlord must commission a new DPE using the reformed 2021 methodology if the existing one is outdated. If a landlord cannot provide a current, valid DPE, this is a legal deficiency in the lease.
Key point: Small studios (under 30 m²) and top-floor attic apartments disproportionately receive low DPE ratings (E, F, G) because they lose heat faster relative to their volume. If you are considering a studio or a chambre sous les toits, check the DPE carefully. A low-rated small apartment may have high heating bills and uncertain long-term rental availability.
Source: Loi Climat et Résilience (Loi n° 2021-1104 du 22 août 2021); Ministry of Ecological Transition, DPE 2025 guidance; Service-Public.fr, F33463.
Reading a French rental listing
French rental listings use a consistent set of abbreviations and terms. Once you know them, any listing becomes easy to parse.
| Term / abbreviation | Meaning |
|---|---|
| T2, T3, F2, F3 | Apartment type (number of main rooms) |
| Surface habitable (m²) | Habitable floor area in square metres (loi Boutin measurement) |
| Loyer CC | Loyer charges comprises: rent including service charges |
| Loyer HC | Loyer hors charges: rent without charges (charges billed separately) |
| Charges | Building service charges: may include water, heating, caretaker, building insurance, lift |
| DPE A / B / C... | Energy performance class (A most efficient, G least). Legally required in all listings since 2021. |
| Cave | Cellar storage unit in the basement of the building. Not counted in surface habitable. |
| Gardien / Digicode | Gardien = live-in concierge (less common now). Digicode = electronic keypad entry. |
| Parquet | Hardwood or engineered wood flooring. Preferred in Parisian listings; signals older or higher-quality stock. |
| Ascenseur | Lift. Older Haussmann buildings may not have one; particularly relevant for upper-floor apartments. |
| Loyer de référence majoré | In zones with encadrement des loyers: the legal rent ceiling for this property. Stated in the lease. |
| Meublé / Non meublé | Furnished / unfurnished. Indicates the lease type and deposit level. |
A sample listing decoded
"T2 meublé, 42 m², 3e étage avec ascenseur, parquet, DPE C, loyer 1,850 EUR CC, cave incluse, disponible 1er septembre"
Decoded: a 2-room furnished apartment (living room + 1 bedroom), 42 m² habitable area, on the 3rd floor with a lift, hardwood floors, energy class C (no legal restriction on letting), rent of 1,850 EUR/month all-inclusive (charges included), with a cellar, available from 1 September. A solid mid-range Paris T2.
FAQs about French apartment types
â–¶ What does T2 mean in France?
A T2 apartment has 2 main habitable rooms: a living room (séjour) and 1 separate bedroom. The kitchen, bathroom, and WC are in addition to these and are not counted. A T2 in Paris typically measures 30–55 m² in surface habitable (loi Boutin). The 'T' stands for type. Some listings use F2 instead, this is the same classification. A T2 is the most common apartment type in the French private rental market and suits couples and single professionals who want a separate bedroom.
â–¶ What is a T1 bis apartment?
A T1 bis is a studio with an alcove or mezzanine sleeping area that is separated from the main living space, but not fully enclosed as a separate room. The "bis" (meaning "again" in French, used in addresses to mean "A", e.g., 12 bis rue Mouffetard) signals that it is between a T1 and a T2: more space and privacy than a pure studio, but without a fully walled bedroom. T1 bis apartments typically range from 25 to 40 m² and are popular with single professionals in Paris. They are often slightly more expensive per m² than a pure studio but cheaper than a full T2.
â–¶ Is the surface area in a French listing always accurate?
Not always. The surface habitable (loi Boutin) stated in the lease is a legal statement that the landlord is responsible for. If the actual measured area is more than 5% less than what is stated, the tenant can claim a proportional rent reduction within 1 year of signing. However, listing portals (SeLoger, Leboncoin, etc.) sometimes display surface figures that are inaccurate, estimated, or derived from an older Carrez measurement. Always verify the surface habitable stated in the actual lease, not just the listing. For any serious viewing, a tape measure or a laser measuring tool is a useful accessory.
â–¶ What energy class should I look for in a Paris apartment?
Aim for DPE class C or better. Class C properties are energy-efficient, have low heating bills, and face no current or planned rental ban under existing legislation. Class D is also acceptable with no legal restriction. Class E properties can still be let but will face a rental ban from 2034, so long-term security of tenure is less certain; also check whether the landlord is planning renovations. Avoid Class F and G: F properties cannot be let from 2028 (just 2 years away), and G properties are already unlawful to rent under any new or renewed lease. In practice, much of Paris's Haussmann-era stock rates C or D, while smaller attic apartments and poorly insulated older buildings are more likely to rate E or F.
â–¶ What is HLM and can I apply for social housing in France?
HLM stands for Habitation à Loyer Modéré, housing at moderate rent, the French social housing system. HLM apartments are managed by bailleurs sociaux (housing associations) and rented at significantly below-market prices to low- and moderate-income households. Eligibility is based on income and family situation, and waiting lists in Paris and other major cities typically run from several years to over a decade. New arrivals and international tenants are not excluded from applying, but the realistic waiting time makes HLM impractical as a short-to-medium-term housing solution. For international tenants arriving in France, the private furnished rental market (accessed via Wunderflats and similar platforms) or private unfurnished market is the practical route.
Sources
- Loi n° 89-462 du 6 juillet 1989, logement décent standards (Légifrance)
- Loi Carrez n° 96-1107 du 18 décembre 1996 (Légifrance)
- Loi Boutin n° 2009-323 du 25 mars 2009, surface habitable (Légifrance)
- Diagnostics obligatoires pour la location, Service-Public.fr (F33463)
- DPE: Diagnostic de Performance Energétique, Ministère de la Transition écologique
- Loi Climat et Résilience n° 2021-1104 du 22 août 2021, DPE rental ban schedule (Légifrance)
- Types d'appartements T1–T5: classification overview (Trackstone)
- Wunderflats internal data (BigQuery), Jun 2025–May 2026. Paris furnished mid-term rentals: median 1,989 EUR/month, average 2,363 EUR/month, 25th percentile 1,456 EUR/month, 75th percentile 2,700 EUR/month, average stay 3.5 months, median stay 2.9 months.
