A private doctor wanted to make his first buy-to-let investment in Paris to diversify his portfolio. The Home Select property hunter found a 22 sqm studio in the Batignolles neighbourhood of the 17th arrondissement, bought for 215,000 euros with a projected gross yield of 4.7% as a furnished let.
Mission overview
- Property hunter: Home Select
- Area: Paris 17th arrondissement (Batignolles)
- Property type: Studio, 22 sqm, 5th floor with lift
- Initial budget: 230,000 euros
- Listed price: 229,000 euros
- Negotiated price: 215,000 euros (-6.1%)
- Search duration: 4 weeks
- Buyer profile: Private doctor, 52 years old, investor
The project
Philippe, a GP based in Versailles, had a strong capacity to save but a portfolio held largely in cash. His wealth manager had recommended Paris buy-to-let for its stability and ease of resale. His goal: a studio in a neighbourhood with strong rental demand, a budget of 230,000 euros and a target gross yield of at least 4%.
Philippe did not know the Paris property market and had no wish to spend time on it. He wanted a property hunter who could choose the property on objective grounds of yield and capital growth.
The search strategy
Our property hunter studied yield data by arrondissement and neighbourhood to find the areas with the best risk-adjusted return. The 17th, in the Batignolles-Épinettes sector, came out best: moderate purchase prices (9,000 to 10,500 euros/sqm for studios), strong rental demand (students, young professionals, La Défense workers) and rising values driven by the redevelopment of the neighbourhood.
The property hunter focused on studios of 18 to 25 sqm on upper floors, in well-kept buildings, near the metro (lines 2, 13 or RER C). Studios needing light refurbishment came first, to give the most leverage in negotiation.
The property found
The studio chosen was on rue Legendre, on the 5th floor with lift of a 1910 building in good overall order. The 22 sqm were cleverly arranged: a 16 sqm main room with a fitted kitchenette, a 3 sqm shower room and an entrance with storage. It was occupied by an outgoing tenant, which made the actual rental potential easy to gauge.
The building had a healthy co-ownership, with charges of 95 euros a month (no collective heating, the studio having individual electric convectors). The D-rated EPC was acceptable for this kind of property. The nearby Brochant metro (line 13) and the Martin-Luther-King park were a major draw for tenants.
The negotiation
Listed at 229,000 euros (10,409 euros/sqm), the studio sat slightly above the neighbourhood median for D-rated property (9,500 to 10,000 euros/sqm). Our property hunter built his case on three points: the power-hungry electric convectors due for replacement (estimated at 2,800 euros for inertia radiators), the maximum reference rent of 28 euros/sqm for furnished lets in this area (which caps the income), and comparable sales on the street over the previous six months.
An offer at 210,000 euros was followed by two counters before agreement at 215,000 euros. At that price, with a furnished let at 840 euros a month (within the rent cap), the gross yield reaches 4.7%, above Philippe’s target.
What this mission illustrates
Buy-to-let in Paris demands rigorous, data-led analysis. The choice of neighbourhood, property type and tax regime (LMNP versus standard rental income) determines the real yield. A specialist property hunter chooses the property on objective data, not impulse. Our article on mortgage rates in 2026 covers financing for buy-to-let.
Rent control demands a coherent purchase price. In Paris, rent is capped by neighbourhood and type of let. For an investment to pay, the purchase price has to be set against those caps. The property hunter factors this in from the search stage. The 17th arrondissement page sets out the rental data for the area.
A good investment is one that has been negotiated. The 14,000 euros saved on the purchase price add 0.65 of a percentage point to the yield. In buy-to-let, every euro negotiated improves the annual return. Our guide to negotiating property prices in Paris sets out the techniques for investment property.
Looking to make a buy-to-let investment in Paris? Describe your project: your property hunter will weigh up the opportunities and pick the most profitable property.
Frequently asked questions
What rental yield can you expect for a studio in the 17th arrondissement?
The gross yield on a studio in the 17th arrondissement ranges between 3.5 and 5% in 2026, depending on the neighbourhood and the condition of the property. The Batignolles-Épinettes area offers the best returns (4.2 to 5%) thanks to moderate purchase prices and strong rental demand from students and young professionals. The Ternes and Plaine Monceau areas show lower yields (3.2 to 4%) because of higher purchase prices.
Is the 17th arrondissement a good choice for buy-to-let in Paris?
The 17th arrondissement has several things going for it as a buy-to-let location: steady rental demand (close to La Défense, universities and the business district), prices per sqm 10 to 15% lower than the neighbouring arrondissements (8th, 16th), and rising values driven by the Clichy-Batignolles project and the extension of the Martin-Luther-King park.
Should you let furnished or unfurnished for investment in Paris?
A furnished let offers several tax advantages: the LMNP regime with property depreciation, rents 15 to 20% higher than unfurnished, and shorter leases (1 year renewable) for more flexibility. Against that, tenant turnover is higher, and furnishing a Paris studio is an upfront cost of 3,000 to 5,000 euros.
