Rental investment in the 17th: a 28 sqm studio purchased for 265,000 euros in Batignolles

A 45-year-old executive, already owner of his primary residence in the 15th arrondissement, purchased a 28 sqm studio in the Batignolles neighborhood, 17th arrondissement of Paris, for 265,000 euros, or 9,464 euros/sqm. Catherine Ziegler, property hunter at Home Select, negotiated the property 8% below the asking price of 288,000 euros. The estimated gross rental yield is 4.5%. The search lasted three weeks.

Mission overview

• Property hunter: Catherine Ziegler
• Area: Paris 17th, Batignolles neighborhood
• Property type: Studio, 3rd floor without elevator
• Budget: 300,000 euros
• Negotiated price: 265,000 euros (listed at 288,000 euros)
• Surface area: 28 sqm (Carrez law)
• Search duration: 3 weeks
• Buyer profile: Rental investor, executive, 45 years old

The project

Philippe already owned a 3-bedroom apartment in the 15th and had a borrowing capacity of 250,000 euros, supplemented by 80,000 euros in savings. His objective was clear: acquire a well-located studio in Paris for furnished rental, with a gross yield above 4% and medium-term appreciation potential. He wanted a property requiring minimal renovation, in a dynamic neighborhood ensuring minimal rental vacancy.

Philippe had identified the 17th arrondissement as his target, attracted by the still-accessible prices of Batignolles compared to the rest of the arrondissement and by the ongoing urban development projects. He had browsed several online listings but lacked the time to visit during weekdays, precisely when the best opportunities arise.

The search strategy

Catherine focused her monitoring on studios of 22 to 32 sqm within a perimeter centered on rue des Batignolles, place du Docteur-Felix-Lobligeois and the area around Martin-Luther-King park. This micro-area offers the best price-to-rental-demand ratio in the 17th: proximity to metro lines 13, 14 and the Transilien suburban rail, a young and active population, and lively shops.

For a rental investment, Catherine applies specific selection criteria: building with low charges, healthy co-ownership (no facade renovation or major works voted), a floor low enough to limit the impact of no elevator, and a layout optimized for furnished rental. In three weeks, she identified six studios, eliminated three after reviewing the co-ownership general assembly minutes, and visited three.

The property found

The selected studio is on the 3rd floor of a charming 1930s building, without elevator, a 4-minute walk from Brochant station (line 13). It offers 28 sqm comprising an 18 sqm main room with parquet flooring, a 5 sqm kitchenette, a shower room with WC, and an entrance corridor with storage. The southeast orientation ensures good natural light. A cellar is included.

The property was in decent but dated condition: a 2000s kitchen, aging shower room. Catherine estimated a refurbishment budget of 12,000 euros (kitchen, shower room, painting) to prepare it for furnished rental. After renovation, the estimated furnished rent is 1,000 euros including charges, yielding a gross return of 4.5%.

The negotiation

The asking price of 288,000 euros placed the property at 10,286 euros/sqm, a level above the neighborhood median for a walk-up studio. Catherine presented an offer at 255,000 euros based on three arguments: the absence of elevator (standard discount of 5 to 8% compared to equivalent floors with elevator), the cost of renovation for rental readiness, and the most recent DVF sales of studios in the same area.

The seller, an heir eager to liquidate the property as part of an estate settlement, quickly accepted a price of 265,000 euros. The saving of 23,000 euros represents 8% of the initial price, a particularly effective negotiation that directly improves the investment yield.

What this mission illustrates

Rental investment requires rigorous yield analysis. Buying at the right price is the first condition of a profitable investment. Catherine saved Philippe 23,000 euros, which represents two years of co-ownership charges. Every euro negotiated improves the net yield. A specialized property hunter integrates this financial logic from the property selection stage, drawing on price data and actual rents in the neighborhood.

Analyzing co-ownership minutes protects the investor. Three out of six studios were eliminated after reading the general assembly minutes, which revealed approved works (facade renovation, roof replacement) with capital calls of 5,000 to 15,000 euros per unit. This systematic check avoids the unwelcome surprises that undermine an investment. It is a reflex our property hunter applies to every apartment visit.

Batignolles illustrates the advantage of investing in a neighborhood undergoing transformation. Martin-Luther-King park, metro line 14, and ongoing real estate projects are renewing the neighborhood’s profile and attracting a young, solvent population. Buying in an evolving area, at still-moderate prices, offers medium-term capital appreciation potential on top of immediate rental yield. This is the strategy our property hunters recommend to optimize a mortgage for investment purposes.

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Considering a rental investment in Paris? Catherine Ziegler and our team support you from yield analysis to final signature. Contact us to define your strategy.