luxury real estate for sale Île De France, France (page 200)

PARIS 12th - EXCLUSIVELY with TOIT IMMOBILIER Situated in the highly sought-after Reuilly-Diderot neighborhood, TOIT IMMOBILIER invites you to discover this charming duplex of 55m² (Carrez law) on the 3rd and 4th floors of a fully rehabilitated, enhanced, modernized, and secured co-ownership. Sold new, this property has been meticulously designed down to the last detail to optimize every square meter without ever sacrificing style. On the day level, a welcoming entrance introduces a bright and generous living room. The large semi-open kitchen, fully fitted and equipped with care, naturally extends into an adjoining dining area, inviting sharing and conviviality. A separate toilet with a water point smartly completes this level. Here, nothing has been left to chance: every corner has been considered and designed for maximum functionality, with no loss of space. The staircase leads you to the night space, a true quiet refuge. Two lovely bedrooms await you there, one of which benefits from a small balcony. An elegant contemporary shower room with a toilet completes this night area. The Reuilly-Diderot neighborhood further enhances this property: local shops, transport (M1, M8, bus), the Place de la Nation, Bercy, and Gare de Lyon just a few minutes away, schools, and many green spaces to enjoy nature in Paris. The property also benefits from connected electric shutters, double glazing, and reduced notary fees typical of new properties. A real estate favorite. (3.48% fees incl. VAT charged to the purchaser.) Co-ownership of 8 lots. Annual charges: 80 euros.This description has been automatically translated from French.

Paris 4ème - A stone's throw from the Saint Paul metro station. Located on the 2nd floor, this light-filled 3/4-room apartment has been beautifully refurbished with quality materials. Its spaciousness, beams and half-timbering give this apartment undeniable charm. Comprising entrance hall, shower room with large shower, separate toilet, dining room with open kitchen and adjoining living room with working fireplace. 2 bedrooms, including a large master bedroom with storage and a second bedroom behind a glass roof. A real coup de coeur!

Sole Agent. Rue d’Auteuil, Place Jean Lorrin, in the immediate vicinity of the shops, the schools and the transport networks. This atypical apartment offering 84 sqm of floor space and 74 sqm of living space as defined by the Carrez Law is on the 3rd floor of an early 20th century private mansion with a door-entry code. It includes a spacious living/reception room featuring 4.30 metre high ceilings with exposed beams, a fitted and equipped kitchen, two bedrooms overlooking a courtyard, a bathroom, a shower room and a separate wc. With a 10 sqm mezzanine. Individual heating and hot water. With a basement cellar. The building is not equipped with a lift.

PARIS 12th - ONLY at TOIT IMMOBILIER Located in the sought-after Reuilly-Diderot neighborhood, TOIT IMMOBILIER invites you to discover this 1-bedroom apartment with a surface area of 34.6 m² (Carrez law) on the 2nd floor without an elevator in a completely rehabilitated, enhanced, modernized, and secure co-ownership. Sold new, you will be charmed by the optimized and functional layout of this property. Start the visit on the day side. This includes a pleasant, bright living room with its open kitchen, carefully arranged and equipped. Continue to the night side with a beautiful bedroom and its adjoining contemporary shower room, as well as independent wc. The geographical location is ideal and will allow you to enjoy a harmonious neighborhood life: numerous shops, transport (M1, M8, bus), just a few minutes from the Place de la Nation, Bercy, or the Lyon train station and green spaces. Other advantages complete this property: beautiful natural brightness, double-glazed windows, connected electric shutters, storage, and reduced notary fees. This property is a real opportunity for a first purchase, a Parisian pied-à-terre, or a rental investment. (3.63% fees inclusive of tax payable by the buyer.) Co-ownership of 8 lots. Annual charges: 80 euros.This description has been automatically translated from French.

Located on the 9th floor of a recently constructed and impeccably maintained building dating back to 2017, this magnificent, comfortable and bright family apartment stands out for its well-designed layout and optimised design. The interior presents a light-filled double living room and a fully fitted and equipped open kitchen, ideal for entertaining guests. This area backs onto a magnificent 34 sq.m balcony with unobstructed views. The sleeping area includes three comfortable bedrooms, one of which is a master suite with its own private bathroom. You will also find a separate shower room and WC. In immaculate condition throughout, this apartment boasts modern amenities including full air conditioning. It is sold with a parking space in the basement, while a second parking space is available to purchase separately. A rare find, this property would make the ideal home for any family seeking a bright apartment in turnkey condition with a lovely outdoor space. Elevator access. Condominiums of 50 units. Annual expenses : 5000 euros.

Hoche/Pleyel neighbourhood, in the immediate vicinity of leafy Parc Monceau, the shops and the schools. This 286 sqm apartment featuring 3.42 metre high ceilings with mouldings, parquet flooring and fireplaces is on the 2nd floor of a fine early 20th century freestone building. An entrance hall leads to a spacious living/reception room, drawing room, dining room and study opening onto a continuous balcony, a kitchen with dining facilities, a utility room, a master suite with a bathroom, four further bedrooms, a bathroom/wc, a shower room and two wc. The bedrooms overlook a sunny courtyard. Ample fitted storage space. With a cellar.

This sunny 200 sqm apartment is on the 3rd floor of a fine early 20th century building with a lift located a stone’s throw from rue du Bac, the iconic Bon Marché department store and the Carré des Antiquaires neighbourhood. Enjoying open views, it offers 200 sqm of living space including an entrance hall, a 60 sqm double living/reception room, a separate kitchen, a master suite with a shower room and wc, three further bedrooms, a bathroom/wc, a utility room and a guest wc. With two cellars.

PARIS 12th - EXCLUSIVELY at TOIT IMMOBILIERLocated in the sought-after Reuilly-Diderot neighborhood, TOIT IMMOBILIER presents a beautiful Parisian address: a sublime duplex of 73.5 m² (Carrez law) on the 3rd and 4th floors of a fully renovated, enhanced, modernized, and secure co-ownership. Sold new, this exceptional property embodies the art of Parisian living in all its splendor.On the reception level, a beautiful and generous living room welcomes an open kitchen, carefully arranged and equipped, where every detail has been designed to invite sharing and conviviality. A separate toilet with sink and storage elegantly completes this floor.The black iron staircase, a true architectural signature, guides you to the sleeping area, designed as a true cocoon. A generous landing, ideally arranged as an office for remote work, leads to two beautiful bedrooms featuring integrated wardrobes, as well as a trendy shower room with a double sink and toilet, combining design and functionality.But the highlight awaits you a few steps higher: a spacious partially greened terrace, a true haven of peace suspended above Paris. A rare and precious space to enjoy the Parisian sky in complete intimacy.The Reuilly-Diderot neighborhood offers a harmonious and complete neighborhood life: local shops, public transport (M1, M8, bus), Nation Square, Bercy, and Lyon train station just minutes away. Families will particularly appreciate the richness of the school network with numerous establishments nearby, as well as the famous Boulle school and the surrounding green spaces.The property also benefits from connected electric shutters, double glazing, and reduced notary fees specific to new properties.A duplex with a terrace, rare on the market, ideal for a family seeking space, character, and a true quality of life in the heart of Paris. (3.63% fees including tax to be borne by the buyer.) Co-ownership of 8 lots.Annual charges: 80 euros.This description has been automatically translated from French.

PARIS XVII - SAUSSURE - 5 ROOMS WITH BALCONY AND BOX FOR SALEDiscover this beautiful 93 m² apartment, very well arranged in 5 rooms, which benefits from great brightness thanks to its large bay windows and its balcony!Composed of an entrance with a double living room, a kitchen located just in front that is equipped and dining, a hallway with 3 bedrooms (or triple living room), a bathroom and a shower room, toilets, and plenty of storage.A cellar in the basement and a box complete this offer! No ongoing proceedings / 280 euros in monthly charges.EXCELLENT LAYOUT - VOLUMES - BRIGHT - CLOSE TO AMENITIES!Price including agency fees: 882,000 euros including 5% of fees charged to the buyer, so 840,000 euros net seller.Information about the risks to which this property is exposed is available on the Géorisques website: georisques.gouv.frThis description has been automatically translated from French.

Place du Maréchal Juin. This magnificent corner apartment on the 4th floor of a fine late 19th century freestone building with a lift offers 151 sqm of renovated floor space and 148 sqm of living space as defined by the Carrez Law. Benefiting from a continuous balcony commanding open views, it includes a bright entrance hall, a superb living/reception room, dining room and equipped kitchen, four bedrooms, two shower rooms/wc, and a separate wc. Ample fitted storage space. With a maid’s bedroom accessed by a folding stepladder, and a cellar.

On the banks of the Seine, in a residence built in the 1970s residence, spacious 135 sqm family apartment comprising an entrance hall with dressing room kitchen, a splendid 40 sqm living room opening onto a balcony overlooking the Seine, a master suite with bathroom 40 sqm with bathroom and toilet. On the night side, at the end of a corridor with ample a shower room and toilet, a second and third bedroom with storage space. In addition, there's a cellar, a lock-up garage and outdoor parking space. A reception apartment with volumes that will seduce you with its orientation and overlooking the Seine and its boats. Agency fees payable by vendor - Montant moyen de la quote-part de charges courantes 6,000 €/yearly - Montant estimé des dépenses annuelles d'énergie pour un usage standard : 3320€ ~ 4540€ - Les informations sur les risques auxquels ce bien est exposé sont disponibles sur le site Géorisques : www.georisques.gouv.fr - Béatrice LEBLANC-BARBEDIENNE - Agent commercial - EI - RSAC NANTERRE 530 708 999 735,000 € Agency fees not included - Agency commission: 4.08%VAT included Agency fees payable by buyer - Montant moyen de la quote-part de charges courantes 6,000 €/yearly - Montant estimé des dépenses annuelles d'énergie pour un usage standard, établi à partir des prix de l'énergie de l'année 2021 : 3340€ ~ 4530€ - Les informations sur les risques auxquels ce bien est exposé sont disponibles sur le site Géorisques : www.georisques.gouv.fr - Béatrice LEBLANC-BARBEDIENNE - Agent commercial - EI - RSAC NANTERRE 530 708 999

If Montmartre is today the name of the must-visit hill cherished by lovers of Paris, it was once an entire village, attached to the capital in 1860. Between the hill and the heart of what is now the 18th arrondissement, one crosses several facets of this Paris sought after for its neighborhood markets, its food shops, its lively terraces, or simply its unique spirit. Here, the Montmartre buildings give way to modern residences, although there are still beautiful classical buildings. The bustling atmosphere of the hill fades into quieter, residential streets, such as rue de Trétaigne, named after the last mayor of Montmartre, who was also the first mayor of the arrondissement, whose office is just a three-minute walk away, as is the Jules Joffrin metro station. The apartment presented exclusively by the Agency [.YOU.] is located in a well-maintained stone building, a testament to the Paris of Baron Haussmann. On the first floor of this architectural historical fragment with an elegant facade, well-kept common areas, and an elevator, the 107 m2 of this property have been completely renovated, with contemporary decoration that respects the charm of the old. In this crossing property (facing a quiet street and a courtyard), the codes of Haussmannian style are fully respected: herringbone parquet, moldings, generous volumes, and beautiful ceiling heights. This is obviously the case in the double living room, a friendly, bright, and harmonious reception space. A touch of modernity and color has been added to the other rooms, such as in the fully equipped designer kitchen. Similarly in the sleeping area, which comprises three bedrooms, including a master suite with its own shower room. A second bathroom completes the ensemble, ideal for family living, as well as an independent laundry room and plenty of storage for daily comfort. These are all reasons that make this apartment suitable for both a family seeking space and buyers looking for a characterful pied-à-terre. Immediately habitable, it is a place where Parisian history meets contemporary comfort, where calm and discretion coexist with the vibrancy of northern Paris, rediscovering the village spirit of Montmartre. A large cellar of 7m2 completes this property. For any additional information or visit requests, we invite you to contact Ms. Julie SEVESTRE at [email protected] or 06 02 41 90 11. Agency fees are fully borne by the seller. This real estate announcement has been written under the editorial responsibility of Julie SEVESTRE EI (ID893936302), an independent real estate agent (without holding funds), a commercial agent of SAS JPMF registered with the Paris RSAC under number 908370398.This description has been automatically translated from French.

Located on the second floor with an elevator in a 1990 building, this elegant crossing apartment of 56 m2 impresses with its beautiful volumes and daily brightness. The apartment consists of an entrance, a generous living room opening onto a pleasant balcony of 3.60 m2, an independent kitchen, furnished and equipped, and a quiet bedroom. Finally, the visit ends with a functional bathroom and a separate toilet. A cellar completes this property, as well as the possibility of acquiring a parking space at an additional cost. A bright apartment, with a warm atmosphere, ready to welcome your life projects. (4.69% fees including VAT paid by the buyer.) Co-ownership of 73 lots. Annual charges: 1560 euros.This description has been automatically translated from French.

Rue Jacob. In one of the most sought-after streets of Saint-Germain-des-Prés, on the top floor of a beautiful 1878 building with a caretaker, accessible by elevator up to the third floor, we offer a charming and well-maintained 50.56 m² apartment (as per the Carrez law) on the fifth and top floor. Quietly located overlooking a courtyard, benefiting from a dual south and west exposure, and bordered by a long balcony, it is composed as follows: On the 4th floor: - A private staircase leading to the apartment On the 5th floor: - A pleasant living space with an open kitchen and two French doors opening onto a long south-facing balcony. - A sunny bedroom, also south-facing, with a French door, a large dressing room, and access to the balcony. - A small living room or additional bedroom, west-facing, with two large windows overlooking the rooftops and the balcony. This space currently includes a reading nook, a desk, a TV area, and built-in storage. A retractable staircase provides exclusive access to a large attic. Although not convertible into living space, it is ideal for storing everyday items without cluttering the apartment. - A bright east-facing shower room with an Italian shower, a sink, a toilet, and two small windows without a direct view. - In the basement, a large secured cellar offers additional storage space for wine, furniture, or seasonal equipment. Its exceptional location, floor level, balcony, brightness, quietness, and excellent condition make this apartment a rare find in the neighborhood!

Lovers of historic charm and unique properties, let yourself be seduced by this magnificent stone house—a true haven of peace bathed in light, offering complete privacy with zero overlook, in Mesnil-Le-Roi,ideally located between Maisons-Laffitte and Saint-Germain-En-Laye, close to local shops and schools. From the moment you enter, you will be captivated by the warm atmosphere that radiates from this property. The ground floor opens onto a lovely flowered courtyard, promising relaxing moments in total intimacy. It features a welcoming lounge as well as a spacious living room with an open-plan kitchen, perfect for entertaining. The historic character is enhanced by a traditional fireplace and a wood-burning stove, ensuring a cozy ambiance on winter evenings. On the first floor, the sleeping area consists of two beautiful, comfortable bedrooms, a functional dressing room, and a large full bathroom equipped with both a bathtub for relaxation and a shower, plus a toilet. The top floor holds the home's crowning jewel: a spectacular master suite converted within the attic space. Boasting impressive high ceilings, this space offers incredible volume with a mezzanine sleeping area, a private dressing room, and an ensuite shower room with a toilet. From here, the magic happens with a breathtaking panoramic view of the La Défense skyline and all of Paris. To complete this rare property, you will enjoy a workshop for your creative projects or DIY, as well as an independent open garage. The icing on the cake: you will have exclusive use of a magnificent ancient stone cave, a storage space that is as practical as it is unique. An extraordinary house that combines historic character, brightness, and unique outdoor spaces right at the gates of Paris. A viewing is essential for this absolute coup de cœur (love at first sight)!

In the historic village of La Celle Saint-Cloud, a lovely old L-shaped house, jealously preserved from view and very quiet. The entrance to the house is via a paved patio, distributing on the left a reception hall, a spacious study and a large bedroom opening directly onto the patio. To the right, a shower room with toilet, a large dressing room, a laundry room and a bedroom also opening onto the patio. Upstairs is a dining room, a large separate kitchen with a door opening onto the espalier garden, and a spacious living room with traditional fireplace. On the right wing, a corridor leads to an independent toilet, a bathroom with window, a small bedroom or study, and a fourth bedroom. The house offers numerous layout possibilities, particularly for professionals thanks to its direct access to the first floor rooms. Above the house, an attractive terraced ornamental garden, accessed by a stone staircase, offers a magnificent panorama from the terrace with barbecue. Another access from the patio leads directly to the shaded dining terrace, also equipped with a barbecue. Agency fees payable by vendor - Montant estimé des dépenses annuelles d'énergie pour un usage standard, établi à partir des prix de l'énergie de l'année 2021 : 5833€ ~ 7892€ - Les informations sur les risques auxquels ce bien est exposé sont disponibles sur le site Géorisques : www.georisques.gouv.fr - Caroline FABRE FALRET - Agent commercial - EI - RSAC NANTERRE 509 820 817 Agency fees payable by vendor - Montant estimé des dépenses annuelles d'énergie pour un usage standard, établi à partir des prix de l'énergie de l'année 2021 : 5833€ ~ 7892€ - Les informations sur les risques auxquels ce bien est exposé sont disponibles sur le site Géorisques : www.georisques.gouv.fr - Caroline FABRE FALRET - Agent commercial - EI - RSAC NANTERRE 509 820 817

Located in the Fourqueux district of Saint-Germain-en-Laye, close to the golf course, a 1.4 km from Mareil-Marly train station and 3 km from the RER A station. In Saint-Germain-en-Laye, several steps from the bus stop, local shops, and schools, this spacious house in good condition was built in 1998. It sits amidst a beautiful landscaped garden of over 1,000 m². This spacious, quiet house offers a triple reception room with a fireplace, 7 bedrooms, 3 bathrooms, a full basement, a double garage, two outdoor parking spaces, and a swimming pool renovated this year. Very well maintained and energy-efficient (DPE C), it is air-conditioned with a heat pump in addition to a gas boiler. The building's technical diagnostics meet current standards. Please contact us for further information or to arrange a viewing. Selling price: €1,349,000 (including seller's fees) Energy consumption: C Information on the risks to which this property is exposed is available on the Géorisques website: www.georisques.gouv.fr Coldwell Banker Alcapa Invest - SIREN 793 427 386 Real estate agent - EI - Versailles RSAC No. 811 782 754

Within a prestigious building with a live-in caretaker, located on a calm and residential street in the 16th arrondissement (Nord), a magnificent family and reception apartment of 235 m². Located on the 2nd floor, this exceptional property is characterized by its elegance, remarkable volumes, and brightness. A vast entrance gallery leads to a superb double living room facing southwest, along with a spacious dining room opposite it. Following the reception areas, there is an elegant master suite with a dressing area and bathroom. The sleeping area also includes an independent dressing that can be rearranged into an additional bedroom, as well as two other bedrooms, each equipped with their own bathroom. Guest toilets. Two service rooms of 10.56 m² and 7.89 m² complete this quality property, as well as two secure cellars. Live-in caretaker.This description has been automatically translated from French.

Paris 18 - Villa des Platanes - Within an iconic and highly private residence. A 46.50 sqm apartment on the 4th and top floor, entirely renovated with high-end finishes. South-west facing, it is bathed in natural light. A living room, a fully fitted and equipped semi-open kitchen. A spacious bedroom with large built-in dressing. A shower room with WC. No overlooking neighbors. Views over the leafy courtyard and private gardens. Possibility to install air conditioning. 2 cellars complete this property. 2 on-site concierges. 3 different access points to the residence (Boulevard de Clichy, Rue Véron, Passage Lepic). 2 quiet private squares within the Villa. Just steps from Blanche, Pigalle, Abbesses, Rue Lepic and Montmartre. Possibility of additional parking. No works required within the co-ownership. For further information, contact me at +33 6 80 94 60 02.

Located near the Square des Batignolles, on the top floors of a luxury building dating from the 1930s, this 230 m² triplex has been completely renovated by a renowned architect. It boasts two ground-level terraces, as well as a 46 m² private rooftop offering a panoramic view over Paris. The bright, walk-through apartment is served by an elevator and sold fully furnished. Designed down to the smallest detail, this penthouse with its refined decor and spectacular volumes boasts a double cathedral living room with nearly 6-metre high ceilings, a fully equipped kitchen, a convivial dining room, 3 suites with dressing rooms and private bathrooms, one of which has its own terrace, as well as a modular space that can be used as a gym, office or fourth bedroom. The rooftop has a panoramic view over Paris, and features a dining area, summer kitchen and Norwegian bath, a true invitation to well-being. Carefully selected, top-of-the-range furnishings give this apartment a warm, elegant atmosphere. Air conditioning, home automation and made-to-measure services complete the experience of an exceptional place, combining modern comfort with timeless charm. The property is complemented by two basement cellars. A secure parking space in the immediate vicinity (extra charge - €40,000).

ASNIÈRES - PHILOSOPHERS DISTRICT - 166 m² LOFT (Carrez law 127 m²) IN TRIPLEX WITH PRIVATE GARDENIn the heart of the Philosophers district, a loft apartment spread over 3 levels, bright and in very good condition.In a modern building, on the garden level;An enormous living area consisting of a living room, dining room, and kitchen with a beautiful high ceiling overlooking a sunny and secluded private garden, a laundry room, and separate toilets;On the first floor, a mezzanine office, 3 bedrooms, a bathroom, and separate toilets;In the perfectly insulated basement, an office, a bedroom, and a shower room.VERY GOOD CONDITION - BRIGHT - VERY QUIET - BEAUTIFUL HSP - MEZZANINE - CLOSE TO SHOPS AND TRANSPORT.UNUSUAL - A LOT OF CHARM - LOW CHARGESThis description has been automatically translated from French.

Montrouge – Avenue de la République, just a few minutes' walk from the Mairie de Montrouge metro station (line 4).Within a small, discreet, and well-maintained condominium, this fully reimagined and renovated duplex with high-quality materials offers a living environment that is both elegant and contemporary, right in the heart of the city.From the entrance, the volume and brightness immediately captivate. The living space, spacious and perfectly arranged, spans nearly 37 m² and includes an open kitchen designed as a true gathering place. The entire setup creates a warm and welcoming atmosphere, ideal for everyday life as well as entertaining guests.The night space comprises four comfortably proportioned bedrooms, allowing for a harmonious family life or an optimized investment project. The two bathrooms, with careful finishes, one of which includes a toilet, along with an independent toilet, further enhance the organization of the property with practicality and comfort.Completely renovated, this duplex requires no work and meets the most demanding expectations in terms of quality and prestige.Additionally, two cellars offer appreciated storage spaces, while a courtyard pleasantly extends the living areas, allowing you to enjoy the nice days in complete tranquility.A rare property in the area, combining a sought-after location, high-end amenities, and quality of life. Number of lots in the condominium: 10, Average amount of the annual charge portion (forecast budget): €1200 or €100 per month. Fees are borne by the seller.Information about the risks to which this property is exposed is available on the Géorisques website: www.georisques.gouv.fr.Contact Zohour DEBBARH, Individual Entrepreneur, OptimHome commercial agent (RSAC N°842 960 981 Nanterre Registry) 06 60 55 46 40 (ref. 605090)This description has been automatically translated from French.

PARIS 1st Arrondissement - Banque de France - Rue Coquillière On the 3rd floor with elevator access, this apartment in excellent condition combines rare qualities, blending comfort with period charm. Overlooking a quiet, open courtyard, it boasts spacious rooms with 3.20m high ceilings, exposed beams, and beautiful original parquet flooring. It comprises a living room, a separate kitchen, a bedroom with en-suite bathroom and dressing room, and a separate WC. Recently renovated (2025). Ideal as a pied-à-terre or an investment in a vibrant, historic, and commercial neighborhood. Property subject to co-ownership regulations. 3 units/36. Share of the annual provisional budget: 1,425 Presented by Meghan O'Reilly, Sales Agent, RSAC 2024AC00463

Within a well-maintained co-ownership with caretaker, on the 4th floor by elevator, this renovated apartment of 56.2m² Carrez law includes an entrance, a living room opening onto a large balcony, a separate equipped kitchen with a glass roof overlooking the living room, two bedrooms, a bathroom, and toilets. This very bright crossing apartment benefits from an optimized layout and numerous built-in storage spaces. A cellar completes this property. Exclusive.

Located in the heart of a lively and shopping district of Vanves, this charming town house of approximately 204.88 sqm with a 78 sqm garden, perfectly maintained, unfolds over four levels and offers an ideal layout for a family. On the ground floor, you will find a garage, toilets, and two bedrooms overlooking a pleasant garden. The first floor features a beautiful crossing living space, flooded with natural light, including a living room with a functional fireplace, a dining room, and an independent kitchen. The whole opens onto a sunny terrace of 15.78 sqm. On the second floor, two bright bedrooms each have their mezzanine, bathroom, and private toilets. Finally, in the converted basement, a bathroom, a laundry room, a dressing room, toilets, and an additional bedroom complete this property. This house, with no work required, is attractive for its charm, brightness (east/west exposure), and outdoor spaces. Popular neighborhood for its school zoning and proximity to shops.