An investor from Lyon wished to acquire a studio in the 6th arrondissement of Paris for furnished student rental. Marie Esmieu-Fournel, property hunter at Home Select, found a 28 sqm property on rue de Vaugirard, negotiated from 320,000 euros to 295,000 euros, saving 25,000 euros (7.8%), for a gross rental yield of 3.8% as a furnished rental.
Mission overview
- Property hunter: Marie Esmieu-Fournel, property hunter at Home Select
- Area: Paris 6th arrondissement, Odeon, Saint-Germain, Luxembourg
- Property type: Studio, 28 sqm, 4th floor without elevator
- Initial budget: 330,000 euros
- Listed price: 320,000 euros
- Negotiated price: 295,000 euros
- Negotiation: -7.8% (25,000 euros)
- Estimated monthly rent (furnished): 940 euros
- Gross yield: 3.8%
- Search duration: 5 weeks
- Buyer profile: Investor, 55 years old, executive director in Lyon, cash purchase
The project
Philippe, an executive director in the industrial sector in Lyon, was looking for a heritage property in Paris to place part of his cash savings. His approach was classic and cautious: a studio in a central arrondissement, easy to rent, with a ten-year appreciation perspective.
The choice of the 6th arrondissement was deliberate. Philippe had studied there thirty years earlier and knew the neighborhood’s rental demand: Sciences Po, Parisian universities, and nearby business schools guaranteed a pool of solvent and recurring tenants.
His budget of 330,000 euros, in cash (no mortgage), gave him unusual negotiating power: the certainty of a sale without any financing contingency.
The search strategy
Marie Esmieu-Fournel targeted studios and large studios (25 to 35 sqm) within an 800-meter radius of Sciences Po and the Luxembourg Gardens, the two main rental attractiveness hubs of the 6th.
The property hunter immediately eliminated several types: ground-floor studios (higher vacancy rate), properties on upper floors without elevator above the 5th (constraint for tenants), and studios under 20 sqm (apparently higher yield but excessive regulatory constraints and turnover).
For each shortlisted property, Marie calculated the projected yield integrating: market rent (verified through the rent observatory), co-ownership charges, property tax, and estimated rental vacancy of 4 weeks per year (tenant transitions).
The property found
A 28 sqm studio on the 4th floor of an 1820 building, rue de Vaugirard, 300 meters from the Luxembourg Gardens. The apartment comprised a 20 sqm main room with kitchenette, a shower room, and 3 sqm of storage. The southeast exposure ensured good natural light despite the walk-up floors.
The well-maintained building housed eight units. Charges were 85 euros/month (no concierge, no elevator). Property tax: 620 euros/year. The EPC rating of D was improvable with window replacement (original single glazing), estimated at 3,500 euros.
The property was occupied by a student at the end of his lease, which allowed Philippe to verify the actual rent: 910 euros/month furnished, slightly below market rate. Marie estimated that a rent of 940 euros would be achievable after refurbishment.
The negotiation
The asking price of 320,000 euros corresponded to 11,429 euros/sqm, in the average range for a walk-up studio in this area. Marie Esmieu-Fournel structured her negotiation around three arguments: the D-rated EPC and the cost of window replacement (3,500 euros), the absence of elevator on the 4th floor (3 to 5% discount compared to the same property with elevator), and the commitment to a purchase without financing contingency, a powerful argument eliminating all risk of cancellation for the seller.
The initial offer at 285,000 euros was countered at 305,000 euros. Marie presented a second offer at 295,000 euros with a commitment to sign the preliminary contract within 8 days. The seller, a retiree looking to liquidate his Parisian portfolio, accepted. The preliminary contract was signed quickly and the final deed completed in less than two months, the accelerated process made possible by the absence of a mortgage.
What this mission illustrates
Cash purchase is an underestimated negotiation lever. By eliminating the financing contingency, Philippe reassured the seller about the certainty of the sale. This advantage, combined with a commitment to sign quickly, was instrumental in the acceptance of an offer 7.8% below asking price. In the 6th arrondissement, where sellers receive multiple offers, this guarantee makes all the difference.
Yield in the 6th should be read over time, not a single year. At 3.8% gross, this studio is not a cash-flow operation. It is a heritage investment in one of the most resilient arrondissements in Paris, where the price per sqm has risen 28% in ten years. For an investor like Philippe, capital security takes precedence over current yield. The price analysis by arrondissement confirms this long-term trend.
The property hunter calculates real yield, not apparent yield. Marie integrated rental vacancy, charges, property tax and renovation costs into her yield calculation, not just rent divided by purchase price. This rigor avoids unpleasant surprises and allows objective comparison of opportunities. A successful rental investment is built on realistic projections.
Looking to invest in Parisian real estate? Contact Marie Esmieu-Fournel at Home Select for a targeted search focused on high-yield properties.
Frequently asked questions
What rental yield can you expect in the 6th arrondissement of Paris?
The gross rental yield in the 6th arrondissement ranges between 2.8% and 4% in 2026, depending on the property type and rental mode. Studios and 2-bedroom apartments in furnished rental show the best yields (3.5-4%). The net yield after charges and taxes drops to 2-2.8%. The appeal of the 6th lies less in current yield than in long-term capital appreciation.
Is it better to rent a studio furnished or unfurnished in the 6th arrondissement?
In furnished mode, rent is 15 to 25% higher compared to unfurnished rental, and the LMNP tax regime allows property depreciation and significantly reduces tax on rental income. On the other hand, turnover is more frequent (students, young professionals) and maintenance costs are higher. For a studio in the 6th, furnished rental is generally more profitable thanks to strong student demand (Sciences Po, Paris-Sorbonne universities).
Can a property hunter help with rental investment?
Yes. At Home Select, we regularly assist investors in finding high-yield properties. The property hunter analyzes projected yield, identifies micro-neighborhoods with strong rental demand, negotiates the purchase price to optimize profitability, and anticipates regulatory constraints (rent control, EPC). The goal is to find the best balance between yield and asset security.
