A couple in their thirties who had been renting for eight years became the owners of a 3-bedroom apartment of 65 sqm in the Menilmontant neighborhood of the 20th arrondissement, purchased for 480,000 euros after a negotiation of 38,000 euros (7.3%). The Home Select property hunter completed this search in 6 weeks.
Mission summary
- Property hunter: Home Select
- Area: Menilmontant / Pere-Lachaise, Paris 20th
- Property type: 3-bedroom apartment, 65 sqm, 5th floor without elevator
- Initial budget: 520,000 euros
- Negotiated price: 480,000 euros (listed at 518,000 euros)
- Search duration: 6 weeks
- Buyer profile: Couple, ages 31 and 33, first-time buyers, renters in the 20th
The project
Antoine and Julie had been paying a monthly rent of 1,350 euros for a 2-bedroom apartment in the 20th arrondissement since 2018. They had built up a deposit of 95,000 euros and obtained a mortgage agreement in principle for a 25-year loan. Their goal: to stay in the 20th, a neighborhood they loved for its village-like atmosphere, and to move from a rented 2-bedroom to a 3-bedroom property they owned, in preparation for the arrival of their first child. After three months of searching on their own without success, with rejected offers and properties gone before viewings, they decided to entrust their project to a property hunter.
The search strategy
Our property hunter targeted the Menilmontant, Pere-Lachaise, and Gambetta triangle, the most sought-after area in the 20th for its charm and proximity to the 11th arrondissement. Antoine and Julie’s budget allowed them to aim for 3-bedroom apartments of 60 to 70 sqm, mostly on upper floors without an elevator, a common trade-off in this arrondissement where older buildings predominate. The strategy combined daily monitoring, express viewings (within 24 hours), and outreach to local agencies. Our property hunter also contacted landlords identified through rental listings to detect potential sale plans.
The property found
The selected apartment is located on the 5th and top floor of a 1905 building without elevator, on a quiet cobblestone street between Menilmontant and Pere-Lachaise. The 65 sqm offer a living room of 24 sqm bathed in light thanks to a dual east-west exposure and a ceiling height of 3.10 meters. Two bedrooms of 13 and 11 sqm, a separate kitchen of 8 sqm, and a bathroom with bathtub complete the layout. The major asset: a panoramic view of the rooftops of Paris from the living room and the main bedroom. The service charges are modest (110 euros per month), typical of small co-ownerships in the 20th.
The negotiation
The property was listed at 518,000 euros, or 7,969 euros per sqm. Our property hunter noted that the absence of an elevator on the 5th floor generates a theoretical discount of 8 to 12% compared to a comparable property with an elevator. Recent transactions in the neighborhood confirmed prices of 7,000 to 7,600 euros per sqm for top floors without elevator. The offer was submitted at 470,000 euros, with the mortgage agreement attached. The seller, an investor looking to liquidate a rental asset, accepted 480,000 euros (7,385 euros per sqm) after a single round of discussion. The 38,000 euro negotiation was facilitated by the seller’s profile, who was more sensitive to the certainty of the transaction than to the last euro.
What this mission illustrates
Eight years of renting are not wasted time when you build a solid deposit. Antoine and Julie saved methodically during their years as tenants. Their 95,000 euro deposit allowed them to secure an advantageous mortgage and to position themselves credibly with sellers.
The top floor without elevator is an underexploited niche. Many buyers dismiss this type of property on principle. Yet a 5th floor in the 20th offers light, views, and quiet at a price 10 to 15% lower than properties with elevators. For a young couple without mobility constraints, it is a smart trade-off.
The 20th arrondissement is the last Parisian arrondissement offering 3-bedroom apartments under 500,000 euros. This window is gradually closing with the gentrification of the neighborhood. First-time buyers who act now with the help of a property hunter still benefit from accessible prices and strong medium-term appreciation potential.
Are you a renter ready to become a homeowner in Paris? Contact Home Select for guidance from a property hunter who knows your neighborhood.
Frequently asked questions
Is the 20th arrondissement a good property investment in 2026?
The 20th is one of the arrondissements with the highest potential for appreciation. Prices, between 7,500 and 9,500 euros per sqm depending on the neighborhood, remain 30 to 40% below the Parisian average. Urban renewal, the arrival of new shops, and the growing appeal of Menilmontant and Belleville are driving prices upward.
How much deposit is needed to buy a 3-bedroom apartment in the 20th?
For a 3-bedroom apartment between 450,000 and 550,000 euros in the 20th, banks generally require a deposit of 10 to 15% of the price, or 45,000 to 82,500 euros. Notary fees (approximately 8%) are added on top, bringing the ideal deposit to 80,000 to 120,000 euros.
Is a property hunter worth the cost for a purchase in the 20th arrondissement?
The negotiation achieved by the property hunter more than covers the fees. On this mission, the 38,000 euros negotiated exceeded the property hunter's fees. Beyond price, the time saved and the technical security of the purchase represent a value that is difficult to quantify.