A Lyon-based investor acquired a 68 m² 3-bedroom apartment in the 11th arrondissement of Paris for 485,000 euros, 9% below the listed price of 530,000 euros, with the support of Home Select, property hunter at Home Select. The property generates a gross rental yield of 4.2%, above the sector average.
Mission overview
- Property hunter: Home Select
- Area: Paris 11th, Oberkampf / Parmentier
- Property type: 3-bedroom, 68 m², 3rd floor with lift
- Initial budget: 550,000 euros including agency fees
- Listed price: 530,000 euros
- Negotiated price: 485,000 euros (-9%)
- Search duration: 5 weeks
- Buyer profile: Investor, aged 42, executive in Lyon
The project
Our client, a senior executive in the pharmaceutical industry in Lyon, wanted to diversify his portfolio with a first rental investment in Paris. His objective was clear: a property in a dynamic arrondissement, with strong rental demand and medium-term capital appreciation potential. He had a budget of 550,000 euros including agency fees and was targeting a gross yield above 4%.
The choice of Paris over Lyon was driven by the stability of the Parisian market and the near-absence of rental vacancies in the central arrondissements. Our client had identified the 11th as his priority target, but he did not know the neighbourhood well enough to assess the micro-locations.
The search strategy
The Home Select property hunter first refined the brief by incorporating profitability criteria: optimal floor area for potential flat-sharing (at least 55 m² with three distinct rooms), immediate metro proximity, period building with controlled charges, and an intermediate floor to limit disturbances while remaining accessible.
The search concentrated on the Oberkampf-Parmentier-Republique triangle, one of the most sought-after rental sectors in all of Paris. This neighbourhood combines three assets for an investor: an attractive neighbourhood life that retains tenants, exceptional transport links (lines 3, 5, 9, 11), and prices per square metre still below the 4th or 6th arrondissement.
Over five weeks, the property hunter identified and visited 11 properties. Three met the yield criteria. The chosen property stood out for its superior value for money, linked to a favourable sale context: an inheritance with three heirs keen to conclude.
The property found
A 68 m² 3-bedroom apartment on the 3rd floor with lift, in a well-maintained 1890 period building. The property featured a 22 m² living room overlooking a tree-lined courtyard, two bedrooms of 12 and 11 m², a separate kitchen and a renovated shower room. The EPC rated D, improvable to C with a modest investment (window insulation, thermodynamic water heater).
Co-ownership charges amounted to 180 euros per month, a reasonable level for the neighbourhood. The facade renovation had just been approved and paid for, securing the investment in the short term.
The negotiation
The listed price was 530,000 euros, or 7,794 euros/m². The property hunter built his case on three elements: the D-rated EPC implying works, the kitchen configuration requiring a refresh, and the inheritance context favouring a quick transaction.
The initial offer was positioned at 470,000 euros. After two counter-proposals, agreement was reached at 485,000 euros, or 7,132 euros/m², a 9% discount on the listed price. With notary fees (approximately 38,000 euros) and 12,000 euros of planned works, the total cost of the operation came to 535,000 euros.
As a furnished rental, the estimated rent is 1,700 euros per month (within rent control limits), giving a gross yield of 4.2% on the purchase price. Under the LMNP regime, the net yield after depreciation and charges reaches approximately 3.4%.
What this mission illustrates
Remote rental investment requires a reliable local partner. Our client lived in Lyon and could not visit every property in person. A specialist property hunter handles the filtering, viewings and yield analysis on the ground, avoiding unnecessary trips and unpleasant surprises.
The sale context is a major negotiation lever. An inheritance with multiple heirs creates selling pressure that few individual buyers know how to exploit. Understanding the seller’s situation is part of the property hunter’s expertise, as we explain in our article on property negotiation strategies in Paris.
The 11th arrondissement remains one of the best yield-to-capital-growth balances in Paris. Rental demand is structurally strong, driven by a young and active population, and prices per square metre have not yet caught up with those of the central arrondissements.
Do you have a rental investment project in Paris? Contact our team for a free initial analysis of your strategy. Our property hunters assess the yield, identify opportunities and negotiate exclusively in your interest.
Frequently asked questions
What rental yield can you expect in the 11th arrondissement of Paris?
The average gross rental yield in the 11th arrondissement of Paris is between 3.5% and 4.5% in 2025, depending on the floor area and exact location. 2-bedroom and small 3-bedroom apartments near the Oberkampf, Parmentier or Voltaire stations offer the best yield-to-capital-growth ratios.
Can a property hunter help me with a rental investment?
A property hunter specialising in rental investment analyses the yield, the neighbourhood's rental demand, the capital appreciation potential and the co-ownership charges before presenting a property. At Home Select, around 25% of our mandates concern rental investment.
Should you let furnished or unfurnished in the 11th?
In the 11th arrondissement, furnished letting under the LMNP scheme offers a significant tax advantage thanks to property depreciation. On a 68 m² 3-bedroom apartment, the tax difference can represent 2,000 to 3,000 euros per year compared to the standard rental income regime.
