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
The project
Philippe, a managing director in industry in Lyon, was looking for a solid Paris property in which to place part of his cash. His approach was classic and cautious: a studio in a central arrondissement, easy to let, with a ten-year horizon for growth.
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.
The search strategy
Marie Esmieu-Fournel focused on studios and large studios (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.
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.
The property found
A 28 sqm studio on the 4th floor of an 1820 building on rue de Vaugirard, 300 metres from the Luxembourg Gardens. The flat had a 20 sqm main room with a kitchenette, a shower room and 3 sqm of storage. 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.
The negotiation
The asking price of 320,000 euros came to 11,429 euros/sqm, about average for a walk-up studio in this area. 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.
What this mission illustrates
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
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.
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).
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.
