2-bedroom with terrace in Charenton-le-Pont: 310,000 euros negotiated for an investor

A 41-year-old executive completed a rental investment in Charenton-le-Pont: a 42 m2 two-bedroom apartment with a 12 m2 terrace, purchased for 310,000 euros after a 25,000 euro negotiation (7.5%). The Home Select property hunter found this property in 3 weeks. The estimated gross rental yield is 4.8%.

Mission details

• Property hunter: Home Select, property hunter at Home Select
• Area: Town center, Charenton-le-Pont
• Property type: 2-bedroom apartment, 42 m2, 4th floor with elevator, 12 m2 terrace
• Initial budget: 350,000 euros
• Negotiated price: 310,000 euros (listed at 335,000 euros)
• Search duration: 3 weeks
• Buyer profile: Female investor, 41, finance executive, already owner of primary residence

The project

Nathalie, a CFO at a company in the 8th arrondissement, already owned her apartment in the 12th and wanted to diversify her wealth with a rental investment. Her brief was yield-oriented: a 2-bedroom easy to rent, in a municipality bordering Paris well served by public transport, with a differentiating feature (terrace, top floor, or view) to minimize rental vacancy. Charenton-le-Pont, one metro stop from her home, was her primary target.

The search strategy

The Home Select property hunter knows the Charenton market from having already completed several missions there. They targeted a tight perimeter around the Charenton-Ecoles metro station (Line 8), the most sought-after rental area. The strategy prioritized properties with outdoor space, either a terrace or balcony, in 1990s-2010s residences offering good amenities and controlled service charges. The hunter contacted the three main agencies in Charenton and activated their network to detect imminent listings.

The property found

The identified 2-bedroom is located on the 4th floor of a 2002 residence with elevator, concierge, and underground parking. The 42 m2 apartment includes a 22 m2 living room with access to the 12 m2 southwest-facing terrace, a 12 m2 bedroom, a fitted kitchen, and a shower room. The terrace offers an open view over the trees of the neighboring square. The condition is impeccable, with no renovation needed. Service charges amount to 165 euros per month (including collective heating). Estimated rent: 1,250 euros per month including charges, yielding a gross return of 4.8%.

The negotiation

The listing price was 335,000 euros, or 7,976 euros/m2. The hunter analyzed recent sales in the building: two transactions at 7,100 and 7,400 euros/m2 for units without a terrace over the previous six months. Applying the standard 10% premium for a terrace, the target price was around 7,800 euros/m2, or a maximum of 328,000 euros. The initial offer at 300,000 euros was backed by this data. The seller, who had already refused an unsupported low offer, agreed to negotiate based on the hunter’s analysis. The agreement at 310,000 euros (7,381 euros/m2) was reached in two exchanges. The preliminary contract was signed the following week.

What this mission illustrates

Rental investment in the inner suburbs delivers higher yields than Paris. With a 4.8% gross yield, this 2-bedroom in Charenton outperforms most comparable Parisian properties. A property hunter in Ile-de-France knows how to identify the municipalities where the yield-to-rental-demand equation is most favorable.

A differentiating feature reduces rental risk. The 12 m2 terrace is a rare asset at this price point. It guarantees strong rental demand and limits vacancy to a few days between tenants. The hunter systematically incorporates this criterion in investment missions.

Knowledge of a specific building sharpens the negotiation. By having actual transaction prices within the building, the hunter was able to factually demonstrate that the asking price included an overvaluation. This granular level of analysis is what justifies the 25,000 euro negotiation.

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