In brief
In 2026, Home Select supported a Lyon-based investor in a cash purchase of a 28 sqm studio on Rue de Vaugirard, 300 metres from the Luxembourg Gardens in the 6th arrondissement of Paris, negotiated from 320,000 euros to 295,000 euros (a 25,000 euro saving, -7.8%). Intended as a furnished student let at 940 euros a month, the studio returns a 3.8% gross yield in a market where price per square metre has risen 28% over ten years. A property-hunting firm founded in 2011 and a member of the FCI, Home Select has 16 buying agents and secures a 6% average negotiation on the seller's price.
Key takeaways
- A 28 sqm studio on rue de Vaugirard in Paris 6th was bought for 295,000 euros with a gross rental yield of 3.8%
- The property hunter negotiated 7.8% off the asking price, saving 25,000 euros on the transaction
- A cash purchase with no financing condition was a decisive lever in the seller's eyes
- Price per sqm in the 6th arrondissement has risen 28% over ten years, making it a strong long-term investment
- A furnished student let near Sciences Po and Paris-Sorbonne ensures strong, recurring tenant demand
An investor from Lyon wanted to buy a studio in the 6th arrondissement of Paris for a furnished student let. Marie Esmieu-Fournel, property hunter at Home Select, found a 28 sqm flat on rue de Vaugirard and negotiated it down from 320,000 euros to 295,000 euros, a saving of 25,000 euros (7.8%), for a gross rental yield of 3.8% as a furnished let.
Mission overview
- Property hunter: Marie Esmieu-Fournel, property hunter at Home Select
- Area: Paris 6th arrondissement, Odéon, Saint-Germain, Luxembourg
- Property type: Studio, 28 sqm, 4th floor, no lift
- 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, managing director in Lyon, cash purchase
Why did a Lyon executive put 295,000 euros into a studio in the 6th?
For capital preservation rather than income: to place part of his cash in a central asset, easy to let, with a ten-year horizon for growth. Philippe, a managing director in industry in Lyon, took a classic and cautious approach.
The choice of the 6th was deliberate. Philippe had studied there thirty years earlier and knew its rental demand: Sciences Po, the Paris universities and nearby business schools ensured a pool of reliable, recurring tenants.
His budget of 330,000 euros, in cash and with no mortgage, gave him unusual leverage: the certainty of a sale with no financing condition.
How do you target a student studio within 800 metres of the Luxembourg Gardens?
By narrowing the search to studios and large studios of 25 to 35 sqm within an 800-metre radius of Sciences Po and the Luxembourg Gardens, the two main draws for tenants in the 6th. Marie Esmieu-Fournel worked that perimeter alone.
She ruled out several types from the outset: ground-floor studios (higher void rate), upper floors above the 5th with no lift (awkward for tenants), and studios under 20 sqm (an apparently higher yield, but heavy regulation and high turnover).
For each shortlisted flat, Marie worked out the projected yield, taking in the market rent (checked against the rent observatory), the co-ownership charges, the property tax and an estimated void of 4 weeks a year for tenant changes.
What does the 28 sqm studio on Rue de Vaugirard contain?
A 20 sqm main room with a kitchenette, a shower room and 3 sqm of storage, on the 4th floor of an 1820 building 300 metres from the Luxembourg Gardens. The south-east aspect gave it good light despite the climb.
The well-kept building had eight units. Charges were 85 euros a month (no concierge, no lift). Property tax: 620 euros a year. The D-rated EPC could be improved by replacing the original single-glazed windows, estimated at 3,500 euros.
The studio was occupied by a student at the end of his lease, which let Philippe verify the actual rent: 910 euros a month furnished, slightly below market. Marie reckoned 940 euros achievable after refurbishment.
Why does this studio in the 6th return only 3.8% despite 25,000 euros negotiated?
Because the 6th is the most expensive arrondissement in Paris: even bought at 295,000 euros instead of 320,000, or 10,536 euros/sqm, a studio let at 940 euros a month tops out at 3.8% gross. The asking price of 320,000 euros came to 11,429 euros/sqm, already below the DVF median for studios in the 6th (14,000 euros/sqm), a discount tied to the missing lift and the EPC. Marie Esmieu-Fournel built her negotiation on three points: the D-rated EPC and the cost of new windows (3,500 euros), the lack of a lift on the 4th floor (a 3 to 5% discount against the same flat with a lift), and the commitment to buy with no financing condition, a strong argument that removed any risk of the sale falling through.
An opening offer at 285,000 euros was countered at 305,000 euros. Marie put in a second offer at 295,000 euros with a commitment to sign the preliminary contract within 8 days. The seller, a retiree winding down his Paris portfolio, accepted. The preliminary contract was signed quickly and the deed completed in under two months, the pace made possible by the absence of a mortgage.
Why is a 3.8% yield enough in the 6th arrondissement?
Because the aim is capital, not income: price per square metre in the 6th has risen 28% in ten years and resale stays liquid in any market. Current yield is only a supplement to the security of the capital here. Three lessons stand out from this mission.
A cash purchase is an underrated lever. By removing the financing condition, Philippe reassured the seller that the sale was certain. That, with a commitment to sign quickly, was decisive in the acceptance of an offer 7.8% below the asking price. In the 6th arrondissement, where sellers field several offers, this guarantee makes all the difference.
Yield in the 6th should be read over time, not over a single year. At 3.8% gross, this studio is not a cash-flow play. It is a long-term investment in one of the most resilient arrondissements in Paris, where price per sqm has risen 28% in ten years. For an investor like Philippe, security of capital comes before current yield. The price analysis by arrondissement confirms the long-term trend.
A property hunter calculates the real yield, not the headline one. Marie worked voids, charges, property tax and renovation costs into her calculation, not simply rent over purchase price. That rigour avoids nasty surprises and allows a fair comparison of opportunities. A successful buy-to-let is built on realistic projections.
Looking to invest in Paris property? Contact Marie Esmieu-Fournel at Home Select for a targeted search focused on high-yield properties.
Frequently asked questions
01 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 the type of let. Studios and two-room flats let furnished show the best yields (3.5-4%). The net yield after charges and taxes falls to 2-2.8%. The appeal of the 6th lies less in current yield than in long-term capital growth.
02 Is it better to let a studio furnished or unfurnished in the 6th arrondissement?
Furnished, the rent is 15 to 25% higher than unfurnished, and the LMNP tax regime allows property depreciation and sharply reduces tax on the rental income. Against that, turnover is more frequent (students, young professionals) and maintenance costs higher. For a studio in the 6th, a furnished let is generally more profitable thanks to strong student demand (Sciences Po, Paris-Sorbonne universities).
03 Can a property hunter help with buy-to-let?
Yes. At Home Select, we regularly help investors find high-yield properties. The property hunter assesses the projected yield, identifies micro-neighbourhoods with strong rental demand, negotiates the purchase price to improve the return, and anticipates regulatory constraints (rent control, EPC). The goal is the best balance between yield and security of capital.
04 Does a cash purchase help you negotiate a Paris flat?
Yes, it is a powerful lever. By removing the financing condition, the buyer reassures the seller about the certainty of the sale and shortens the timeline. On this 6th-arrondissement mission, the cash purchase, combined with a commitment to sign within 8 days, secured the 28 sqm studio at 295,000 euros instead of 320,000, a 7.8% negotiation (a 25,000 euro saving). At Home Select, the average negotiation reaches 6% of the seller's price and the 2.5% fee (minimum 10,000 euros incl. VAT) is due only on success.
