A Paris-based investor bought a 42 m² two-room flat in Asnières-sur-Seine for 265,000 euros, after a 6.3% negotiation on the listed price of 283,000 euros. Let furnished, it returns a gross yield of 5.2%, a point higher than a comparable property would offer in central Paris.
Mission overview
- Property hunter: the Home Select property hunter
- Area: Asnières-sur-Seine, city centre / Seine riverside
- Property type: two-room flat, 42 m², 3rd floor with lift
- Initial budget: 300,000 euros
- Listed price: 283,000 euros
- Negotiated price: 265,000 euros (-6.3%)
- Search duration: 5 weeks
- Buyer profile: executive in his forties, second buy-to-let
The project
This client already let a studio in the 18th arrondissement, bought five years earlier. He wanted a second investment with a gross yield above 4.5%, which central Paris could no longer offer within his budget. His 300,000 euro budget (notary fees included) pointed to the inner suburbs, with a preference for well-connected communes.
He had narrowed it to three: Asnières-sur-Seine, Clichy and Saint-Ouen. All three sit on metro line 13 and ride the Grand Paris momentum, but Asnières offered the best balance of price per square metre, quality of life and capital-growth potential.
The search strategy
Our property hunter concentrated on central Asnières and the Seine riverside, the two areas most in demand among tenants. The city centre, around the station and town hall, draws young professionals working at La Défense or Saint-Lazare. The riverside appeals to families, with Parc Robinson and the landscaped promenade.
The target: a two-room flat of 35 to 45 m² in a recent building (post-2000) or a renovated older one, with a sound EPC (C or D at least) to secure long-term letting.
The property found
A 42 m² two-room flat on the 3rd floor of a 2003 residential building, with lift, caretaker and underground parking. A 20 m² living room with an open kitchen, a 12 m² bedroom, a bathroom and a separate WC. A 5 m² south-facing balcony. The flat was in excellent order, its original finishes well kept. C-rated EPC (recent construction, insulation to RT 2000 standards).
The location was ideal: 8 minutes’ walk from Asnières station (Line L to Saint-Lazare in 10 minutes), shops within 200 metres, Parc Robinson 5 minutes away.
The negotiation
The listed price of 283,000 euros came to 6,738 euros/m², slightly above the average for comparable two-room flats in the area (6,200-6,600 euros/m²). The seller, an investor reshaping his portfolio, had listed the flat a month earlier without an offer.
Our property hunter pressed on two points: the above-market price per square metre and the fairly high co-ownership charges for a 2003 building (220 euros a month, covering caretaker, grounds and lift). A reasoned offer at 260,000 euros opened a negotiation that closed at 265,000 euros (6,310 euros/m²).
The flat was let furnished at 1,150 euros a month (charges included), a gross yield of 5.2% on the purchase price. Under the LMNP real regime, tax on the rental income is close to nil thanks to depreciation.
What this mission illustrates
The inner suburbs offer yields Paris can no longer guarantee. At a gross yield of 5.2% against 3.5-4% for a comparable property in Paris, Asnières-sur-Seine shows the appeal of the close suburbs for investors who put cash flow first. Capital growth is supported by Grand Paris projects and rising rental demand.
The LMNP real regime maximises the return on a suburban investment. On this kind of property, accounting depreciation wipes out most of the tax liability for 15 to 20 years. It is a strategy our property hunters routinely recommend for furnished lets.
A property hunter knows the micro-neighbourhoods of each commune. Asnières is not one uniform place: the city centre and riverside have nothing in common with the northern neighbourhoods (Quatre Routes, Grésillons). This close knowledge of Île-de-France communes is what separates a profitable investment from a risky one.
Thinking of a buy-to-let investment in Île-de-France? Our property hunters weigh up the most profitable communes and negotiate to maximise your yield. Tell us about your project
Frequently asked questions
Why invest in Asnières-sur-Seine rather than central Paris?
Asnières offers a gross rental yield 1 to 2 points higher than Paris (4.5 to 5.5% against 3 to 4%). Prices per m² (5,500-7,000 euros) let you buy larger properties for the same budget. Line 13 connects Asnières to Saint-Lazare in 12 minutes, and the T1 tramway extension improves links further. Capital growth is supported by Grand Paris development projects.
What rental yield can you expect in Asnières-sur-Seine in 2026?
A furnished two-room flat of 35 to 45 m² in Asnières returns a gross yield of 4.5 to 5.5% depending on the neighbourhood and the property's condition. The city centre and Seine riverside command the highest prices but also the strongest rental demand. The net yield under the LMNP real regime is around 3.5 to 4% after charges and depreciation.
Does a property hunter also work in the Paris suburbs?
Yes. At Home Select, 15 to 20% of our mandates cover communes in Île-de-France. Our property hunters know what is particular to each town: micro-neighbourhoods, development projects, the quality of co-ownerships, rental potential. Asnières, Boulogne-Billancourt, Levallois-Perret and Neuilly-sur-Seine are among the areas we work regularly.
How much did the property hunter save on this Asnières two-room flat?
On this mission, the flat listed at 283,000 euros was bought for 265,000 euros, a 6.3% negotiation (an 18,000 euro saving) bringing the price to 6,310 euros/m². That cut lifted the gross yield to 5.2% as a furnished let, against 3.5 to 4% for a comparable Paris property. At Home Select, the average negotiation reaches 6% of the seller's price and the fee, 2.5% of the purchase price (minimum 10,000 euros incl. VAT), is due only when the mission succeeds.
