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
The project
Antoine and Julie had been paying 1,350 euros a month for a two-room flat in the 20th arrondissement since 2018. They had built up a deposit of 95,000 euros and held a mortgage agreement in principle for a 25-year loan. 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.
The search strategy
Our property hunter focused on the Ménilmontant, Père-Lachaise and Gambetta triangle, the most sought-after corner of the 20th for its charm and its proximity to the 11th. Antoine and Julie’s budget allowed them to aim for three-room flats of 60 to 70 sqm, mostly on upper floors without a lift, a common trade-off 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.
The property found
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.
The negotiation
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 8 to 12% 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.
What this mission illustrates
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 is the last in Paris to offer three-room flats under 500,000 euros. That window is slowly closing as the neighbourhood gentrifies. 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.
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 neighbourhood, remain 30 to 40% below the Parisian average. Urban renewal, new shops and the growing appeal of Ménilmontant and Belleville are pushing prices up.
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 around 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 add value that is hard to quantify.
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.
