A French couple living in Singapore wanted to make a rental investment in Paris with a budget of 420,000 euros. The Home Select property hunter ran the entire search remotely and found a 45 sqm two-room flat in the 10th arrondissement, negotiated at 395,000 euros, with a gross rental yield of 4.1%.
Mission summary
- Property hunter: Home Select
- Area: Paris 10th, Canal Saint-Martin / Gare de l’Est
- Property type: 2 rooms, 45 sqm, 2nd floor with lift
- Initial budget: 420,000 euros
- Negotiated price: 395,000 euros (-5.9% from the listed price of 419,500 euros)
- Search duration: 9 weeks
- Buyer profile: Couple expatriated in Singapore, aged 38 and 40, rental investment
The project
The couple had lived in Singapore for 5 years for work. With no property in France, they wanted to start a Parisian portfolio during their time abroad, with the thought of perhaps living in it on their return in 3 to 5 years.
Their main constraint was the 7-hour time difference with Paris and no chance to travel for viewings. They needed a property hunter who could run everything remotely, from viewings to signing, including coordination with the mortgage broker and notaire.
The brief: a property that would let profitably from the outset, in an area with strong rental demand and scope for capital appreciation as a future main residence.
The search strategy
Our property hunter focused on the 10th arrondissement, which combines three advantages for a rental investment: still-reasonable prices (8,500 to 10,000 euros/sqm), steady rental demand driven by the mainline stations (Est, Nord) and the businesses along the canal, and scope for capital appreciation as the area is regenerated.
Each viewing came with a 10- to 15-minute commented video report, sent the same evening. A comparison spreadsheet, updated in real time, set out the particulars, prices per sqm, co-ownership charges and estimated yield for each property.
Of 11 shortlisted properties, 7 were viewed. The couple took part in 3 viewings by video conference, with the property hunter on site streaming live.
The property found
The chosen flat sits on Rue du Faubourg-Saint-Denis, on the 2nd floor with a lift, in a building whose façade was renovated in 2022. It runs to 45 sqm: a 20 sqm living room open to a fitted kitchen, a 14 sqm bedroom onto a quiet courtyard, a refurbished bathroom. Double glazing and intercom.
The flat was let at 1,350 euros/month to the sitting tenant (lease expiring in 4 months), guaranteeing immediate income with no void. The listed price was 419,500 euros, or 9,322 euros/sqm.
The negotiation
The property hunter identified two levers: the flat was sold tenanted (the tenant leaving in 4 months, which deters buyers after a main residence), and the co-ownership charges of 2,800 euros/year were slightly above the local average because of the concierge.
The opening offer of 385,000 euros was rejected. Final agreement at 395,000 euros, or 8,778 euros/sqm, came by offering to keep the tenant on until the end of their lease, easing the handover for the seller. The negotiation saved 24,500 euros.
The preliminary agreement was signed by power of attorney, and the final deed by video conference at the notaire’s office. The couple never left Singapore throughout the transaction.
What this mission illustrates
Remote purchasing works with the right intermediary. Expatriates who hold back from investing in Paris for fear of the logistics underrate the efficiency of a dedicated property hunter. Here the whole process, viewings, negotiation and notaire, was handled without the buyers travelling.
The 10th offers a good balance of yield and appreciation. With a gross yield of 4.1% and a price per sqm still below the Paris average, the 10th arrondissement appeals to shrewd investors. Rental demand is structurally strong thanks to the transport links and the variety of the neighbourhood.
Buying with a sitting tenant is an investor’s play. A property sold with a tenant in place is negotiated 5 to 10% below the price of a vacant one. For a rental investor not planning to move in straight away, that is a direct financial gain, with rent guaranteed from day one.
Are you an expatriate and want to invest in Paris? Contact our team for personalised remote support.
Frequently asked questions
Can an expatriate buy a rental investment in Paris without returning to France?
Yes, remote purchasing is legally possible thanks to notarised power of attorney. The property hunter handles the viewings, negotiation and technical follow-up. The preliminary agreement and final deed can be signed by power of attorney or by video conference at the notaire's office. At Home Select, about 25% of our expatriate clients buy without travelling.
What rental yield can you expect from a 2-room apartment in the 10th arrondissement of Paris?
A 2-room flat of 40 to 50 sqm in the 10th arrondissement yields 3.5 to 4.2% gross in standard letting. The Canal Saint-Martin and Gare de l'Est area draws strong rental demand from young professionals and couples, keeping the vacancy rate very low (below 2%).
How to obtain a mortgage as an expatriate to invest in Paris?
French banks grant mortgages to expatriates but generally require a deposit of 20 to 30% and documented stable income. Some, such as CIC, Crédit Agricole and BNP Paribas, have departments dedicated to non-residents. The application takes 4 to 8 weeks longer than a resident one.
Why buy a tenanted property for a rental investment?
A property sold with a sitting tenant is generally negotiated 5 to 10% cheaper than a vacant one, because it deters buyers looking for a main home. In this mission, Home Select secured a 5.9% negotiation (395,000 euros against 419,500 asking) on a two-room flat in the 10th let at 1,350 euros a month, guaranteeing an immediate 4.1% yield with no vacancy. For an investor who does not intend to live there, it is a double advantage: a discount at purchase and rent received from day one.
