A Parisian investor acquired a 25 sqm studio in the Martyrs neighborhood, Paris 9th, for 218,000 euros after negotiating 8% below the asking price of 237,000 euros. The property, rented as a furnished unit, generates a gross yield of 4.1%.
Mission overview
- Property hunter: the Home Select property hunter
- Area: Paris 9th, Martyrs / Trudaine
- Property type: studio, 25 sqm, 5th floor without elevator
- Initial budget: 250,000 euros
- Listed price: 237,000 euros
- Negotiated price: 218,000 euros (-8%)
- Search duration: 4 weeks
- Buyer profile: executive in his forties, investor, already owner of his primary residence
The project
This client owned his primary residence in the 15th arrondissement and wanted to make his first rental investment. His objective was clear: a studio or 2-bedroom apartment in a central arrondissement, furnished under the LMNP regime, with a gross yield above 3.5% and medium-term capital appreciation potential.
He had set a maximum budget of 250,000 euros all-in (notary fees included), which targeted studios of 20 to 30 sqm in the 9th, 10th, 11th or 18th arrondissements.
The search strategy
Our property hunter focused the search on the 9th arrondissement, which offered the best yield-to-appreciation balance. The Martyrs-Trudaine area attracts a rental clientele of young executives and liberal professionals, with a vacancy rate close to zero and rents steadily rising for five years.
The strategy targeted studios on upper floors without elevator, a segment that trades at a 10 to 15% discount compared to properties with elevator, while renting at virtually the same price (studio tenants are rarely put off by stairs).
The property found
A 25 sqm studio on the 5th floor of an 1885 Haussmannian building, without elevator. An 18 sqm main room with fitted kitchenette, 3 sqm shower room, separate WC. Ceiling height of 2.60 m (upper-floor Haussmannian), one window overlooking the street with a clear rooftop view. The property was in decent but dated condition: kitchen and shower room from the 2000s, tired paintwork. EPC rated E.
The E-rated EPC was the main point of attention. Under the Climate law, E-rated properties remain rentable in 2026, but their value could be affected over time. Our property hunter had the necessary works estimated to achieve D rating: ceiling insulation (under the roof) and window replacement, for an estimated cost of 6,000 to 8,000 euros.
The negotiation
The asking price of 237,000 euros represented 9,480 euros/sqm, above the average for a walk-up studio on the 5th floor in this area (DVF comparables between 8,500 and 9,200 euros/sqm). Three negotiation levers were used:
The E-rated EPC and the works needed to secure long-term rental viability. The absence of elevator on the 5th floor. And the time the property had been on the market: three weeks without an offer, signaling overpricing.
The offer at 215,000 euros prompted a counter-proposal at 225,000 euros. The final agreement at 218,000 euros represents 8,720 euros/sqm, in line with comparables.
After 7,000 euros of works (insulation + window + refurbishment) and 4,000 euros of furnishing, the total cost of the operation amounts to 229,000 euros excluding notary fees. The studio is rented at 750 euros/month in long-term furnished rental, yielding a gross return of 4.1% on the purchase price.
What this mission illustrates
The EPC is a powerful negotiation lever in 2026. An E rating scares many buyers, but for a well-located studio, the upgrading works are often modest (5,000 to 10,000 euros). This fear creates opportunities for informed investors, supported by a property hunter who knows how to assess the real cost of works.
Walk-up studios are the most profitable segment in Paris. The discount at purchase (10-15%) is not reflected in rental prices: a studio tenant accepts stairs, especially when the upper floor offers natural light and a view. This is a strategy our property hunters systematically recommend for rental investment in Paris.
The 9th arrondissement offers a rare balance between yield and appreciation. Unlike the 19th or 20th (higher gross yields but uncertain appreciation), the 9th arrondissement combines solid yield with capital appreciation potential supported by the commercial and cultural dynamism of the neighborhood.
Do you have a rental investment project in Paris? Our property hunters analyze the real profitability of each property and negotiate to maximize your yield. Tell us about your project
Frequently asked questions
What rental yield can you expect from a studio in the 9th arrondissement?
A furnished studio of 20 to 30 sqm in the 9th arrondissement generates a gross yield of 3.8 to 4.5% in long-term furnished rental. The monthly rent for a 25 sqm studio ranges between 750 and 900 euros including charges, depending on condition and floor. The net yield after charges and taxes (LMNP real regime) is around 2.5 to 3%.
Why is the 9th arrondissement attractive for rental investment?
The 9th combines three advantages for rental investment: strong rental demand (central neighborhood, well-connected, attractive to young professionals), prices per sqm 10 to 15% lower than the 6th or 7th for equivalent centrality, and appreciation potential linked to the commercial dynamism of the area (rue des Martyrs, Grands Boulevards). The rental vacancy rate is virtually zero.
How does a property hunter help with rental investment?
The property hunter analyzes the real profitability of each property (charges, taxes, rental potential) before the visit even takes place. They negotiate the purchase price to maximize yield, verify the condition of the co-ownership and the property, and ensure the EPC allows rental without mandatory works. At Home Select, 20% of our assignments are rental investments.
