A couple who own property in Bordeaux were looking for a 2-bedroom apartment in Paris for a furnished rental investment, with a target gross yield above 4%. Marie Esmieu-Fournel, property hunter at Home Select, found a 38 m² apartment in the Pernety neighbourhood of the 14th arrondissement, negotiated from 335,000 euros to 310,000 euros, saving 25,000 euros (7.5%), for a gross yield of 4.6%.
Mission overview
- Property hunter: Marie Esmieu-Fournel, property hunter at Home Select
- Area: Paris 14th arrondissement, Pernety, Plaisance, Alesia neighbourhoods
- Property type: 2-bedroom, 38 m², 2nd floor with lift
- Initial budget: 350,000 euros
- Listed price: 335,000 euros
- Negotiated price: 310,000 euros
- Negotiation: -7.5% (25,000 euros)
- Estimated monthly rent (furnished): 1,190 euros
- Gross yield: 4.6%
- Search duration: 4 weeks
- Buyer profile: Couple aged 48, property owners in Bordeaux, second rental investment
The project
Guillaume and Valerie already owned a rented studio in Bordeaux and wanted to diversify their portfolio with a Parisian property. Their approach was analytical: they had compared yields by arrondissement and identified the 14th as the best balance between profitability and asset security on the Left Bank.
The 350,000 euro budget was based on an 80% investor loan (280,000 euros) and a deposit of 70,000 euros. The objective: a minimum gross yield of 4% as a furnished let (LMNP), with a positive or neutral monthly cash flow after loan repayments.
The constraint: the couple could not travel to Paris often. They needed a property hunter capable of managing the search, viewings and negotiation remotely.
The search strategy
Marie Esmieu-Fournel began by modelling the target yield. At a minimum of 4% gross, with an estimated furnished rent of between 1,100 and 1,250 euros/month for a 35-40 m² 2-bedroom apartment in the 14th, the maximum purchase price was around 340,000 euros.
The property hunter targeted three neighbourhoods in the 14th offering the best yield-to-demand ratio: Pernety (proximity to metro line 13, shops, neighbourhood life), Plaisance (among the lowest prices per m² in the 14th, undergoing revaluation), and Alesia (line 4 service, attractiveness for young professionals).
Marie systematically ruled out properties with investment red flags: F or G-rated EPC (imminent ban on renting), co-ownerships with major works approved, and ground-floor street-facing apartments (longer vacancy periods).
The property found
In the third week, a 38 m² 2-bedroom apartment caught her attention. Located on the 2nd floor of a 1960s building, Rue Pernety, it offered an efficient layout: 18 m² living room with fitted kitchen area, a 12 m² bedroom separated by a partition wall, a shower room, and a separate WC.
The building, a co-ownership of 24 units, was well managed: charges of 110 euros/month (cold water included), individual electric heating (recent radiant panels), no major works in the multi-year plan, and a part-time caretaker. D-rated EPC, compatible with long-term letting.
The location ticked every rental investment box: Pernety metro (line 13) 2 minutes away, shops on Rue Raymond-Losserand, Cite universitaire 10 minutes by metro, Hopital Saint-Joseph nearby. The typical tenant profile: master’s student, medical intern or young professional.
The property was vacant. Marie estimated a realistic furnished rent at 1,190 euros/month after furnishing, within the rent control limits for the 14th.
The negotiation
The asking price of 335,000 euros corresponded to 8,816 euros/m². Marie Esmieu-Fournel identified three arguments to get below 320,000 euros: the DVF comparison for the Pernety neighbourhood (average recent transactions at 8,200 euros/m² for 2-bedroom apartments), the electric radiators to be replaced with latest-generation radiant panels (budget 2,500 euros), and the single-glazed street-facing window (estimated replacement cost 1,800 euros).
The offer at 300,000 euros was rejected. Marie raised to 310,000 euros, highlighting the absence of a complex financing condition (the investor loan was pre-approved) and a shortened signing timeline. The seller, a landlord wishing to reinvest outside Paris, accepted.
At 310,000 euros, the price per m² stood at 8,158 euros, in line with the neighbourhood market. With a furnished rent of 1,190 euros/month, the gross yield reached 4.6%, above the couple’s initial target.
What this mission illustrates
The 14th arrondissement is an underrated arrondissement for investment. Less high-profile than the Marais or Saint-Germain, the 14th nonetheless offers solid fundamentals: diversified rental demand, reasonable prices per m² for Paris, and no risk of depreciation in a well-connected, lively neighbourhood. The property hunter who analyses actual DVF data identifies these pockets of value.
Yield is built from the moment of purchase. The 7.5% negotiation obtained by Marie directly improved the yield by 0.4 points (from 4.2% to 4.6% gross). Over a 20-year loan, this 25,000 euro saving reduces monthly repayments by 130 euros and makes the cash flow positive from year one. Negotiation is not a bonus: it is the foundation of profitability.
Remote management is viable with the right partner. Guillaume and Valerie only visited Paris once. Marie handled the entire search, viewings and negotiation. For investors who do not live in Paris, a property hunter who manages the project from start to finish transforms a demanding operation into a smooth investment.
Looking to invest in Parisian property from the regions? Contact Marie Esmieu-Fournel at Home Select for bespoke investor support.
Frequently asked questions
What rental yield can you expect in the 14th arrondissement of Paris in 2026?
The gross rental yield in the 14th arrondissement ranges from 3.5% to 5% in 2026, depending on the property type and neighbourhood. The best yields are found in the Plaisance and Pernety areas (4-5% for a furnished 2-bedroom), while the areas near Montparnasse and Denfert-Rochereau offer lower yields but superior capital appreciation.
Is the 14th arrondissement a good choice for rental investment?
The 14th offers a balanced investment profile: prices per m² that are 15 to 25% lower than the central Left Bank (5th, 6th), solid rental demand (students from the Cite universitaire, hospitals, Montparnasse businesses), and good transport links. It is an arrondissement where you can combine a reasonable current yield with sensible capital growth prospects.
What types of properties are most profitable for rental investment in Paris?
Studios and 2-bedroom apartments offer the best rental yields in Paris, particularly as furnished lets (LMNP). A 2-bedroom apartment of 30 to 45 m² represents the best balance: higher yield than a larger apartment, lower turnover than a studio, and broad rental demand (students, young professionals, couples). In 2026, a well-located 2-bedroom apartment in an arrondissement like the 14th generates between 4 and 5% gross yield.
