A Lyon-based investor bought a 68 m² three-room flat 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. The flat returns a gross rental yield of 4.2%, above the local average.
Mission overview
- Property hunter: Home Select
- Area: Paris 11th, Oberkampf / Parmentier
- Property type: three-room flat, 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 buy-to-let in Paris. His aim was clear: a property in a lively arrondissement, with strong rental demand and medium-term scope for capital growth. He had a budget of 550,000 euros including agency fees and was after a gross yield above 4%.
He chose Paris over Lyon for the stability of the market and the near-absence of rental voids in the central arrondissements. He had settled on the 11th as his priority, but did not know the neighbourhood well enough to judge the micro-locations.
The search strategy
The Home Select property hunter first sharpened the brief with profitability criteria: a floor area suited to a possible flat-share (at least 55 m² with three separate rooms), a metro on the doorstep, a period building with contained charges, and a middle floor to limit noise while staying accessible.
The search settled on the Oberkampf-Parmentier-République triangle, one of the most sought-after rental areas in all Paris. The neighbourhood offers an investor three things: a lively street life that keeps tenants, outstanding transport (lines 3, 5, 9, 11), and prices per square metre still below the 4th or 6th.
Over five weeks, the property hunter found and viewed 11 properties. Three met the yield criteria. The one chosen stood out for its value for money, helped by a favourable sale context: an estate with three heirs keen to close.
The property found
A 68 m² three-room flat on the 3rd floor with lift, in a well-kept 1890 period building. It had a 22 m² living room over a tree-lined courtyard, two bedrooms of 12 and 11 m², a separate kitchen and a renovated shower room. The EPC rated D, raisable to C for a modest sum (window insulation, a thermodynamic water heater).
Co-ownership charges were 180 euros a month, reasonable for the neighbourhood. The façade 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 points: the D-rated EPC implying work, a kitchen in need of a refresh, and the estate context favouring a quick sale.
The opening offer was set at 470,000 euros. After two counters, the two sides settled at 485,000 euros, or 7,132 euros/m², a 9% discount on the listed price. With notary fees (about 38,000 euros) and 12,000 euros of planned work, the operation came to 535,000 euros in all.
As a furnished let, the estimated rent is 1,700 euros a month (within rent control limits), a gross yield of 4.2% on the purchase price. Under the LMNP regime, the net yield after depreciation and charges reaches about 3.4%.
What this mission illustrates
Investing from a distance needs a reliable local partner. Our client lived in Lyon and could not view every property himself. A specialist property hunter handles the filtering, the viewings and the yield analysis on the ground, sparing wasted trips and nasty surprises.
The sale context is a major lever in negotiation. An estate with several heirs creates a pressure to sell that few private buyers know how to use. Reading the seller’s situation is part of the property hunter’s craft, as we explain in our article on property negotiation strategies in Paris.
The 11th arrondissement remains one of the best balances of yield and capital growth in Paris. Rental demand is structurally strong, driven by a young, active population, and prices per square metre have yet to catch up with the central arrondissements.
Have a buy-to-let project in Paris? Contact our team for a free initial review of your strategy. Our property hunters assess the yield, find the opportunities and negotiate solely 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 2026, depending on the floor area and exact location. Two-room and small three-room flats near the Oberkampf, Parmentier or Voltaire stations offer the best balance of yield and capital growth.
Can a property hunter help me with a buy-to-let investment?
A property hunter who specialises in buy-to-let weighs up the yield, the neighbourhood's rental demand, the scope for capital growth and the co-ownership charges before putting forward a property. At Home Select, around 25% of our mandates concern buy-to-let.
Should you let furnished or unfurnished in the 11th?
In the 11th arrondissement, a furnished let under the LMNP scheme offers a significant tax advantage thanks to property depreciation. On a 68 m² three-room flat, the difference can come to 2,000 to 3,000 euros a year compared with the standard rental income regime.
