Property hunter for buy-to-let investment in Paris: Home Select

Your search

Your buy-to-let investment search

A good buy-to-let in Paris rarely turns up on the mainstream portals. It calls for an understanding of the micro-markets (a courtyard studio on rue Beaubourg does not yield what one on rue Réaumur does), a clear choice between furnished and unfurnished, and a clear view of the tax implications. Your hunter runs every variable with you before each offer goes in.

Yielding targets, properly identified

We cross-reference purchase price, market rents, void rates, service charges, property tax and the applicable tax regime. You get a realistic net yield on every serious lead, not a theoretical gross figure.

Off-market and opportunities

Our network of estate agents and managing agents flags coming sales early on (retirement, probate, estate restructuring). Often before any listing goes live, and often with significant room to negotiate.

Tax and ownership structure

LMNP, déficit foncier, SCI under IS or IR: we work with our partner accountants and notaries to confirm the right structure for your circumstances before the offer goes in, not after.

3.5 to 5% The realistic net yield range we see in Paris intra-muros on our buy-to-let searches.

How we work

How your investment unfolds

A method honed on several hundred buy-to-let searches since 2011.

01

A wealth review
Week one

At the first meeting, we agree on your objective: a supplementary income, a tax shelter, building wealth, preparing for succession. We look at your current tax position (marginal rate, wealth tax) so we can pick the right ownership vehicle and tax regime.
02

Targeting yield and risk
Week one

We pick the arrondissements and property types that align with your objective: a high-yielding studio (north-east Paris, the 11th), a high capital-growth target (the 16th, the 17th), a flat to divide, or a whole building if the budget allows. We set a target net yield range.
03

Intensive sourcing
Weeks two to six

We work every channel, including off-market and private sales. For buy-to-let we screen far more flats than for a main home, often 60 to 80, to find the right price-to-rent ratio.
04

Due diligence and offer
Case by case

Audit of the co-ownership (upcoming works votes, reserve fund), of the letting picture (open-market or rent-controlled, demand, average voids) and of the building itself. We then negotiate an offer that factors in the target rental exit.
05

Letting
Once the keys change hands

If you want it, we introduce you to a partner managing agent for letting and management. On our buy-to-let searches, the flat is typically let within 30 days of you taking the keys.

Comparison

Why a property hunter

On your own Home Select

Search duration 9 months 45 days

Viewings before deciding 40+ 3

Time invested 150 h 15 h

Negotiation 0 to 2% 6%

Off-market access limited full

Averages observed across 1,200 completed searches in Paris since 2011.

They invested with us

Investor testimonials

We wanted a yielding studio for our student daughter that we could then switch to a furnished LMNP let. Our hunter found a 22 m² courtyard studio on rue de Belleville for €280,000. Rent of €1,050, a net yield of 4.2% after service charges and tax. Far better than the new-builds being pushed at €380,000.

Our fourth purchase with Home Select. Their granular grasp of the micro-markets is what makes the difference on real-world profitability.

My hunter turned down two flats I liked. Three months on, I understood why: a co-ownership had just voted through major works. I was grateful for the filter.

Frequently asked

Your questions on buy-to-let investment

What yield should I target on a Paris buy-to-let?

In Paris intra-muros, the realistic net yield runs from 3.5% to 5%, depending on the arrondissement, the type of flat and the tax regime. Gross yields of 6 or 7% advertised on the mainstream portals rarely survive once service charges, taxes and voids are taken out. We always work to the net figure.

Furnished (LMNP) or unfurnished: which regime?

It depends on your tax bracket, your objective and your time horizon. LMNP under the régime réel lets you depreciate the property and effectively wipe out tax on the rents for 10 to 15 years, which is very powerful at higher brackets. Unfurnished letting with déficit foncier is better suited to flats that need heavy renovation. We work through both scenarios at the first meeting.

Buy in your own name or through an SCI?

Your own name is still the simplest option for one or two flats and allows you to use LMNP. An SCI under corporate tax (IS) becomes relevant beyond three or four flats, or as a way of preparing succession. An SCI under income tax (IR) offers little for furnished lettings. We work with our partner notaries and accountants to guide you before the offer, not after.

Does Paris rent control hurt the investment case?

Rent control trims open-market rents by 5 to 15% depending on the zone. It makes sourcing more demanding: you have to buy at a price that factors in the cap, or target flats outside the rules (registered short-term lets, mobility leases, properties over 80 m² that are rarely affected in practice). We always compute yield against the capped rent, not against a wished-for one.

Can you manage the letting after the purchase?

Our trade is buying. For letting and management, we work with two or three trusted managing agents we recommend based on the profile of the flat (student furnished, long-term lease, house-share). You are of course free to manage it yourself.

Which arrondissements suit which investor profile?

Maximum yield: the 18th, 19th and 20th, and the eastern parts of the 11th and 12th. A balance of yield and capital growth: the 9th, 10th, 11th and 17th. Wealth preservation and long-term capital growth: the 6th, 7th, 8th and 16th. We calibrate to your goal at the first meeting.