Pierre, 30, a political adviser based outside Paris, is looking for a rental investment in the capital. He has a budget of 830,000 euros and can only visit at weekends. The Home Select property hunter finds him a 78 m² off-market property on Rue Saint-Nicolas, in the 12th arrondissement, 48 hours after the mandate is signed. Price: under 10,000 euros/m² in a neighbourhood worth 11,000.
Mission overview
- Property hunter: Home Select
- Area: Paris 12th, Bastille, Aligre, Faubourg Saint-Antoine
- Property type: 3-room, 2 potential bedrooms, 78 m²
- Budget: 830,000 euros all-in
- Off-market property: yes
- Search duration: 48 hours after mandate signature
- Buyer profile: First-time buyer, 30 years old, rental investment, based outside Paris
The project: investing in Paris from outside the city
Pierre already owns his main residence in the 5th arrondissement, but he works outside Paris during the week. His objective: build a portfolio by purchasing an apartment for rental in the 9th, 10th or 11th arrondissements.
After six months of searching solo, the conclusion was clear. The Parisian market does not forgive slowness. Pierre even lost a property in the 10th after signing a preliminary agreement, having failed to properly assess the co-ownership charges. This experience taught him two things: he needed a professional capable of filtering out the traps, and above all capable of viewing on his behalf during the week.
The meeting with Home Select
Pierre fills in the contact form on the website past midnight. The next day, the Home Select property hunter calls him back, explains how Home Select works and sends him a search mandate with the criteria grid to complete.
The brief becomes clearer through discussions: an apartment of at least 70 m², 2 bedrooms, a spacious living room, within a total budget of 830,000 euros including notary fees, agency fees and property hunter fees. Pierre is open to light renovation works. His major asset: a 50% deposit, a rock-solid financing file.
The off-market property: 48 hours after the mandate
The mandate is signed on 3 April. The next morning, Delphine activates her network and presents Pierre’s file to agents in the area. A contact immediately flags an off-market property that has not yet been listed online.
The apartment is located on Rue Saint-Nicolas, steps from Place de la Bastille. 78 m² with exposed beams, a typically Parisian cobbled courtyard, and three distinct neighbourhood atmospheres: the Aligre market, the Faubourg Saint-Antoine and the intimate boutiques of Rue Saint-Nicolas.
Delphine sends the details and photos by email. Pierre is interested. The problem: he is outside Paris and the property may go within the day. He catches the first train. By 2pm, he is standing in front of the apartment with Delphine.
The coup de coeur and the bidding battle
The property is at market price, under 10,000 euros/m² in a neighbourhood where the average is around 11,000. Pierre has an immediate coup de coeur. In a nearby cafe, he drafts an offer at the asking price with Delphine, who sends it by email to the agency to timestamp the proposal. The agent confirms quickly: it is the first offer, it has priority.
At 6:30pm, a twist: a second offer comes in. The sale is no longer certain. Delphine explores the strengths of Pierre’s file with him: 50% deposit, offer at the asking price, self-financing through future rental income. To further strengthen his position, Pierre agrees to waive the mortgage condition and to offer the letting management to the seller’s agency.
A second offer is sent with these provisions. Six days of waiting. On 10 April, the answer arrives: the seller accepts Pierre’s offer.
An optimised rental investment
The apartment is in excellent condition. The seller lived in London and rarely used it. Delphine carries out a comparative study of rental options and recommends furnished letting, which is more tax-efficient and offers more flexibility should Pierre decide to live there himself one day.
And that is precisely what is taking shape: charmed by the place, Pierre is seriously considering moving in rather than letting it. The property combines everything he was looking for without knowing it.
What this mission illustrates
The network makes the difference. This property was on no property portal. Without Delphine’s professional contacts, Pierre would never have seen it.
Responsiveness is non-negotiable. Between discovering the property and signing the offer, less than 6 hours. Pierre took the morning train and signed that afternoon. On the Parisian market, correctly priced properties sell within 24 to 48 hours.
The financing file is a weapon. Facing a competitor, it was the strength of the financing, 50% deposit and waiver of the mortgage condition, that tipped the seller’s decision.
Looking for a rental investment in Paris? Entrust your search to our property hunters. 1,200+ buyers supported since 2011.
Frequently asked questions
Can you buy a Paris apartment when you live outside the city?
Yes. At Home Select, around 20% of our clients live outside Paris or abroad. The property hunter handles pre-viewings, filters properties and only organises the buyer's trip for apartments that genuinely match the brief. In this mission, the buyer took the morning train and signed his offer that same afternoon.
What is an off-market property in Paris?
An off-market property is an apartment offered for sale without public listing on property portals. In Paris, these properties represent between 10 and 15% of transactions. They are accessible only through the professional network of estate agents and property hunters. The advantage: less competition between buyers and often more favourable negotiation conditions.
Should you waive the mortgage condition to win against another buyer?
It is a powerful negotiation lever, but a risky one. Waiving the mortgage condition means the buyer commits to purchasing even if their loan is refused. This is only advisable if financing is secured: substantial deposit, more than sufficient borrowing capacity. At Home Select, our partner broker validates the strength of the file before any risk is taken.
