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Yesterday morning I reshared this tweet of a recently completed mid-rise building at 58, rue de la Santé in Paris. And the response was overwhelmingly positive. There was a long list of people saying: please build this in my city, I want to live here, I want to invest in projects like this, and more.
Based on the echo chamber that I live in on the internet, it would seem that most people like this project, and are wondering why Paris can build it, but we generally can't. So let's take a closer look in the hopes of learning something. Here's an image from Google Street View:
The developer for the project is RIVP (Régime Immobilière de la Ville de Paris). They are a major social housing developer in the city and are semi-public company, primarily owned by the City of Paris. They build, manage, and renovate social housing, and have somewhere around 66,000 housing units under management in the île-de-France region.
The project contains 14 social housing apartments and one commercial unit at grade. It's 8 storeys tall (R+7 is the nomenclature commonly used in France which means rez-de-chaussée plus 7 additional floors). And on its main elevation there are only two small stepbacks at level 7 and 8. Otherwise the building goes straight up.
The site area is 191 m2 or ~2,055 ft2. This is the equivalent of a single-family housing lot measuring around 20 feet x 100 feet, which would be fairly common in Toronto. Except in this case, it's not just for one family; it's for 14 of them and a commercial user on the ground floor.
The total area, according to the above site signage, is 909.40 m2 or ~9,789 ft2. That crudely works out to about 60.6 m2 per unit (I'm including both the residential and commercial units in this very rough calculation). This is exactly similar to what I would expect to see here in Toronto in terms of an average suite size.
The floor space index for the site (i.e. its density) is 4.76x. This is not particularly high and is probably on the low side compared to what you'd typically find in Toronto for new mid-rise developments. The key difference here is that they're achieving it on a relatively small site.
The total height of the building is 23.46m. Divided by 8 floors, that works out to a floor-to-floor height of 2.93m. This is a bit tighter than what I would expect, but it seems to be because the ground floor is relatively compact, whereas Toronto developers are encouraged to be greater than 4.5 meters tall.
The project architect — MAAJ Architects — specifically mentions on their website that they used concrete in order to keep the height of the building down. They also show the building as being taller and having 16 apartments, so I'm guessing height was constraint.
The big question that remains is: how much did it cost to build? And I unfortunately don't have a good answer for this. Precise hard costs are generally hard to find and total development costs are almost never published.
That said, the architect does show on their website a hard cost figure of 2,630,000 € HT for 1,242 m2 (again, it looks like an earlier design of the project was bigger). These figures work out to €2,117 per m2 or €196.70 per ft2 or C$289 per ft2.
Don't quote me on these figures. I don't have inside information or first-hand experience in this market. But if it's even remotely accurate, then I'd say it's at least 30-40% cheaper than what a comparable build — with hand-laid bricks — would cost in Toronto.
Cover photo by Arthur Weidmann
Yesterday morning I reshared this tweet of a recently completed mid-rise building at 58, rue de la Santé in Paris. And the response was overwhelmingly positive. There was a long list of people saying: please build this in my city, I want to live here, I want to invest in projects like this, and more.
Based on the echo chamber that I live in on the internet, it would seem that most people like this project, and are wondering why Paris can build it, but we generally can't. So let's take a closer look in the hopes of learning something. Here's an image from Google Street View:
The developer for the project is RIVP (Régime Immobilière de la Ville de Paris). They are a major social housing developer in the city and are semi-public company, primarily owned by the City of Paris. They build, manage, and renovate social housing, and have somewhere around 66,000 housing units under management in the île-de-France region.
The project contains 14 social housing apartments and one commercial unit at grade. It's 8 storeys tall (R+7 is the nomenclature commonly used in France which means rez-de-chaussée plus 7 additional floors). And on its main elevation there are only two small stepbacks at level 7 and 8. Otherwise the building goes straight up.
The site area is 191 m2 or ~2,055 ft2. This is the equivalent of a single-family housing lot measuring around 20 feet x 100 feet, which would be fairly common in Toronto. Except in this case, it's not just for one family; it's for 14 of them and a commercial user on the ground floor.
The total area, according to the above site signage, is 909.40 m2 or ~9,789 ft2. That crudely works out to about 60.6 m2 per unit (I'm including both the residential and commercial units in this very rough calculation). This is exactly similar to what I would expect to see here in Toronto in terms of an average suite size.
The floor space index for the site (i.e. its density) is 4.76x. This is not particularly high and is probably on the low side compared to what you'd typically find in Toronto for new mid-rise developments. The key difference here is that they're achieving it on a relatively small site.
The total height of the building is 23.46m. Divided by 8 floors, that works out to a floor-to-floor height of 2.93m. This is a bit tighter than what I would expect, but it seems to be because the ground floor is relatively compact, whereas Toronto developers are encouraged to be greater than 4.5 meters tall.
The project architect — MAAJ Architects — specifically mentions on their website that they used concrete in order to keep the height of the building down. They also show the building as being taller and having 16 apartments, so I'm guessing height was constraint.
The big question that remains is: how much did it cost to build? And I unfortunately don't have a good answer for this. Precise hard costs are generally hard to find and total development costs are almost never published.
That said, the architect does show on their website a hard cost figure of 2,630,000 € HT for 1,242 m2 (again, it looks like an earlier design of the project was bigger). These figures work out to €2,117 per m2 or €196.70 per ft2 or C$289 per ft2.
Don't quote me on these figures. I don't have inside information or first-hand experience in this market. But if it's even remotely accurate, then I'd say it's at least 30-40% cheaper than what a comparable build — with hand-laid bricks — would cost in Toronto.
Cover photo by Arthur Weidmann
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