In brief
In 2026, Home Select supported a couple of first-time buyers in purchasing a 65 sqm three-room flat in Ménilmontant (Paris 20th) for 480,000 euros, or 7,385 euros per sqm, after a 38,000 euro negotiation (7.3%) completed in 6 weeks. The top floor of a 1905 building without a lift secured a 10 to 15% discount versus comparable flats. A Paris property hunter since 2011 and a member of the FCI, Home Select delivers 6% average negotiation and has supported more than 1,200 buyers (4.8/5 on Google).
Key takeaways
- A 65 sqm three-room flat in Ménilmontant (Paris 20th) was purchased for 480,000 euros, 7.3% below the asking price of 518,000 euros
- Top-floor flats without a lift trade at a 10-15% discount while offering superior light, views and quiet
- The 20th arrondissement offers prices between 7,500 and 9,500 euros per sqm, around 20% below the Paris average
- Eight years of disciplined saving while renting built a 95,000 euro deposit that secured advantageous mortgage terms
A couple in their thirties who had rented for eight years became the owners of a three-room flat of 65 sqm in Ménilmontant, in the 20th arrondissement, bought for 480,000 euros after a negotiation of 38,000 euros, or 7.3%. The Home Select property hunter completed the search in 6 weeks.
Mission summary
- Property hunter: Home Select
- Area: Ménilmontant / Père-Lachaise, Paris 20th
- Property type: three-room flat, 65 sqm, 5th floor without a lift
- 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
How did this couple, renting for eight years, build a 95,000 euro deposit?
By saving steadily through eight years of renting at 1,350 euros a month in the 20th, until they held a mortgage agreement in principle for a 25-year loan. Antoine and Julie had been in that two-room flat since 2018. They wanted to stay in the 20th, a neighbourhood they loved for its village feel, and to trade their rented two-room flat for a three-room flat of their own, ahead of the arrival of their first child. After three months searching alone without success, with rejected offers and properties gone before viewings, they handed the project to a property hunter.
Why the Ménilmontant, Père-Lachaise and Gambetta triangle for a three-room flat?
Because it is the most sought-after corner of the 20th, for its charm and its proximity to the 11th, and Antoine and Julie’s budget stretched to three-room flats of 60 to 70 sqm there. The trade-off: upper floors without a lift, common in this arrondissement of older buildings. The strategy combined daily monitoring, viewings within 24 hours and outreach to local agencies. Our property hunter also contacted landlords found through rental listings, to spot any sale plans.
What is a 65 sqm top-floor walk-up in Ménilmontant worth?
480,000 euros, or 7,385 euros per sqm, against a DVF median of 8,400 euros/sqm for three-room flats in the 20th: 12% below market, in exchange for the stairs. The flat sits on the 5th and top floor of a 1905 building without a lift, on a quiet cobbled street between Ménilmontant and Père-Lachaise. The 65 sqm hold a 24 sqm living room flooded with light thanks to a dual east-west aspect and a 3.10-metre ceiling. Two bedrooms of 13 and 11 sqm, a separate 8 sqm kitchen and a bathroom with bathtub complete the layout. Its great asset is a panoramic view over the rooftops of Paris from the living room and the main bedroom. Service charges are modest, at 110 euros a month, typical of small co-ownerships in the 20th.
By how much did this three-room flat in the 20th drop in a single round?
By 38,000 euros, or 7.3%: listed at 518,000 euros, it sold at 480,000 after one offer at 470,000, with the mortgage agreement attached. The property was listed at 518,000 euros, or 7,969 euros per sqm. Our property hunter noted that the lack of a lift on the 5th floor warrants a discount of 10 to 15% against a comparable property with one. Recent transactions in the neighbourhood confirmed prices of 7,000 to 7,600 euros per sqm for top floors without a lift. The offer went in at 470,000 euros, with the mortgage agreement attached. The seller, an investor winding down a rental asset, accepted 480,000 euros (7,385 euros per sqm) after a single round. The 38,000 euro discount owed much to the seller’s profile: more concerned with the certainty of the sale than with the last euro.
Is the 20th still one of the last arrondissements under 500,000 euros for a three-room flat?
Yes, alongside the 19th: at a DVF median of 8,400 euros/sqm against 9,900 for Paris, these are the two arrondissements where a three-room flat under 500,000 euros is still common. That window is slowly closing as the neighbourhood gentrifies. Three lessons stand out from this mission.
Eight years of renting are not wasted time when you build a solid deposit. Antoine and Julie saved steadily as tenants. Their 95,000 euro deposit let them secure an advantageous mortgage and approach sellers with credibility.
The top floor without a lift is an underused niche. Many buyers dismiss it on principle, yet a 5th floor in the 20th offers light, views and quiet at a price 10 to 15% below comparable flats with a lift. For a young couple with no mobility constraints, it is a shrewd trade-off.
The 20th arrondissement remains, with the 19th, one of the last to offer three-room flats under 500,000 euros. First-time buyers who act now, with a property hunter’s help, still get 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 neighbourhood.
Sources
Frequently asked questions
01 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 neighbourhood, remain around 20% below the Paris average: a DVF mean of 8,800 euros/sqm in the 20th against 11,100 euros/sqm for Paris. Urban renewal, new shops and the growing appeal of Ménilmontant and Belleville are pushing prices up.
02 How much deposit is needed to buy a three-room flat in the 20th?
For a three-room flat 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 of 7 to 8% for existing property are added on top, bringing the ideal deposit to 80,000 to 120,000 euros.
03 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 add value that is hard to quantify.
04 How long does it take to buy a flat with a property hunter in the 20th?
On this mission Home Select completed the search in 6 weeks, against an average of 45 days across our missions. After three months searching alone, the couple secured their flat quickly once they handed the project to a property hunter, thanks to daily monitoring, viewings within 24 hours and direct outreach to local agencies and landlords. A ready mortgage agreement in principle also helped them move fast when the right property appeared.
