Authored by the expert who managed and guided the team behind the France Property Pack
Yes, the analysis of Paris' property market is included in our pack
If you're thinking about buying an apartment in Paris to rent it out, you're probably wondering what kind of return you can actually expect.
Paris is not a high-yield city, but it offers stability, liquidity, and long-term appreciation that few markets can match.
We constantly update this blog post with fresh data and official sources so you always have the latest numbers.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in Paris.
What rental yields can I realistically get from an apartment in Paris?
What's the average gross rental yield for apartments in Paris as of 2026?
As of early 2026, the average gross rental yield for apartments in Paris sits around 2.8% to 3.0%, which reflects the city's status as a capital-preservation market rather than a cash-flow play.
The realistic range that covers most Paris apartment investments runs from about 2.7% on the low end (think central, prestigious arrondissements) to around 3.2% on the high end (smaller units in well-connected outer neighborhoods).
The main factor driving yield differences in Paris is the gap between purchase prices per square meter across arrondissements, because rents don't vary nearly as much as prices do, so buying in the 19th or 20th instead of the 6th or 7th can make a real difference to your return.
Compared to other major French cities like Lyon or Bordeaux, Paris gross yields are noticeably lower because property prices are among the highest in Europe while rents, though strong, are capped by rent control regulations.
What's the average net rental yield for apartments in Paris as of 2026?
As of early 2026, the average net rental yield for apartments in Paris falls between 1.8% and 2.2%, once you subtract all the costs that come with being a landlord in this city.
Most apartment investors in Paris can realistically expect net yields in the 1.8% to 2.4% range, with the higher end achievable if you keep costs tight and choose a well-located smaller unit.
The single biggest expense eating into your gross yield in Paris is property tax (taxe foncière), which can run around 15 to 25 euros per square meter per year and hits harder here than in many other French cities because of the high cadastral values and local tax rates.
By the way, you will find much more detailed data in our property pack covering the real estate market in Paris.
What's the typical rent-to-price ratio for apartments in Paris in 2026?
As of early 2026, the typical rent-to-price ratio for Paris apartments is around 0.23% to 0.27% per month, which translates to roughly 2.7% to 3.2% annually.
The realistic range covering most apartment transactions in Paris means that if you buy a property for 500,000 euros, you can generally expect annual rent somewhere between 13,500 and 16,000 euros before any costs.
Studios and small one-bedroom apartments in outer but well-connected arrondissements like the 19th (Buttes-Chaumont area) or the 20th (Gambetta) tend to have the highest rent-to-price ratios because purchase prices are significantly lower while rents remain solid thanks to strong demand from students and young professionals.
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How much rent can I charge for an apartment in Paris?
What's the typical tenant budget range for apartments in Paris right now?
In early 2026, the typical monthly tenant budget for renting an apartment in Paris ranges from around 900 euros (about 945 USD) for a small studio to over 3,000 euros (around 3,150 USD) for a larger family apartment, depending on size and location.
Tenants targeting mid-range apartments in Paris, meaning a decent two-bedroom in a neighborhood like the 11th or 12th arrondissement, typically budget between 1,500 and 2,200 euros per month (roughly 1,575 to 2,310 USD).
For high-end or luxury apartments in Paris, especially in areas like the Marais, Saint-Germain-des-Prés, or near the Champs-Élysées, tenant budgets often start at 3,000 euros and can easily exceed 5,000 euros per month (around 3,150 to 5,250 USD or more).
We have a blog article where we update the latest data about rents in Paris here.
What's the average monthly rent for a 1-bed apartment in Paris as of 2026?
As of early 2026, the average monthly rent for a 1-bed apartment (called a T2 or "2 pièces" in France, typically around 35 square meters) in Paris is approximately 1,100 euros, which is about 1,155 USD.
At the entry level, a decent 1-bed in an outer arrondissement like the 19th near Buttes-Chaumont or the 13th near Place d'Italie would cost around 900 to 1,000 euros per month (945 to 1,050 USD), and you'd get a functional space with good metro access but perhaps an older building.
A mid-range 1-bed in a popular neighborhood like Oberkampf in the 11th or Canal Saint-Martin in the 10th typically rents for 1,100 to 1,400 euros per month (1,155 to 1,470 USD), offering a more modern finish, better natural light, and walkable lifestyle streets.
At the high end, a luxury 1-bed in the Marais, near the Luxembourg Gardens, or in the 7th arrondissement commands 1,600 to 2,200 euros per month (1,680 to 2,310 USD) and features premium finishes, a desirable address, and often a balcony or courtyard view.
What's the average monthly rent for a 2-bed apartment in Paris as of 2026?
As of early 2026, the average monthly rent for a 2-bed apartment (called a T3 or "3 pièces," typically around 55 square meters) in Paris is approximately 1,650 euros, which is about 1,730 USD.
At the entry level, a decent 2-bed in neighborhoods like Gambetta in the 20th or Daumesnil in the 12th rents for around 1,400 to 1,600 euros per month (1,470 to 1,680 USD), typically in an older Haussmann-style building with a functional layout and good transport links.
A mid-range 2-bed in sought-after areas like Bastille, République, or the Batignolles neighborhood in the 17th typically costs 1,700 to 2,100 euros per month (1,785 to 2,205 USD), often featuring a separate kitchen, decent storage, and proximity to parks or lively streets.
At the high end, a luxury 2-bed in the 6th, 7th, or 16th arrondissement commands 2,400 to 3,200 euros per month (2,520 to 3,360 USD), with high ceilings, quality renovations, and addresses that tenants pay a premium for.
What's the average monthly rent for a 3-bed apartment in Paris as of 2026?
As of early 2026, the average monthly rent for a 3-bed apartment (called a T4 or "4 pièces," typically around 75 square meters) in Paris is approximately 2,260 euros, which is about 2,375 USD.
At the entry level, a decent 3-bed in neighborhoods like Marx Dormoy in the 18th or Belleville in the 20th rents for around 1,900 to 2,200 euros per month (1,995 to 2,310 USD), suitable for families who prioritize space over a prestigious address.
A mid-range 3-bed in family-friendly areas like Aligre in the 12th, Butte-aux-Cailles in the 13th, or the southern part of the 15th typically costs 2,300 to 2,800 euros per month (2,415 to 2,940 USD), with access to schools, markets, and green spaces.
At the high end, a luxury 3-bed in the 5th, 6th, or 8th arrondissement commands 3,500 to 5,000 euros per month (3,675 to 5,250 USD), featuring period details, views, and locations near the best schools and cultural landmarks.
How fast do well-priced apartments get rented in Paris?
In Paris, a well-priced apartment in good condition typically rents within 2 to 3 weeks, and in high-demand neighborhoods like the 10th or 11th arrondissement, it can happen even faster.
The typical vacancy rate for apartments in Paris is very low, generally under 3%, because the market is structurally tight with more demand than available supply in most neighborhoods.
The main factors that make some Paris apartments rent faster than others are proximity to metro interchanges (especially hubs like République, Châtelet, or Nation), a good energy performance rating (DPE), and having a functional layout without wasted corridor space, because tenants here are picky and know they have competition.
And if you want to know what should be the right price, check our latest update on how much an apartment should cost in Paris.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which apartment type gives the best yield in Paris?
Which is better for yield between studios, 1-bed, 2-bed and 3-bed apartments in Paris as of 2026?
As of early 2026, studios and small 1-bed apartments typically offer the best rental yield in Paris, often outperforming larger units by a noticeable margin.
The typical gross rental yield by apartment type in Paris breaks down roughly like this: studios can reach 3.2% to 4.0% in well-connected outer arrondissements, 1-beds (T2) usually fall between 2.8% and 3.4%, 2-beds (T3) land around 2.4% to 3.0%, and 3-beds (T4) tend to hover between 2.0% and 2.7%.
The main reason smaller units win on yield in Paris is that rent per square meter is significantly higher for compact apartments (driven by strong demand from students and young professionals), while purchase prices per square meter don't drop enough for larger units to compensate, so the math simply favors small.
Which features are best if you want a good yield for your apartment in Paris?
The features that most positively impact rental yield for apartments in Paris include being within a 5-minute walk of a metro interchange (like République or Nation), having a good energy performance rating (DPE of D or better), and offering a functional layout with a true separate bedroom and no wasted hallway space.
In Paris, upper floors (4th to 6th) in buildings with elevators are easiest to rent because they offer better natural light and less street noise, but ground floors and very high floors without elevators can sit longer on the market.
Apartments with balconies or outdoor space in Paris do command higher rents and rent faster, but the premium is most meaningful in central and western arrondissements where outdoor space is rare, while in outer neighborhoods the rent boost may not fully offset a higher purchase price.
Building features like elevators, a gardien (concierge), and parking can justify higher rents in Paris, but you need to watch service charges closely because an elevator in an old Haussmann building can mean hefty annual maintenance costs that eat into your net yield.
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Which neighborhoods give the best rental demand for apartments in Paris?
Which neighborhoods have the highest rental demand for apartments in Paris as of 2026?
As of early 2026, the neighborhoods with the highest rental demand for apartments in Paris include République and Oberkampf in the 11th, Canal Saint-Martin in the 10th, Bastille and Aligre in the 11th and 12th, and Jules Joffrin in the 18th.
The main demand driver making these Paris neighborhoods attractive is the combination of excellent metro connectivity, a lively streetscape with cafés and shops for daily life, and a tenant pool that spans young professionals, couples, and international workers who all compete for the same units.
In these high-demand neighborhoods, well-priced apartments typically rent within 2 weeks, and vacancy rates stay extremely low because turnover is limited and new tenants snap up listings quickly.
One emerging neighborhood gaining rental demand momentum in Paris is the area around Rosa Parks and the Gare du Nord redevelopment zone in the 18th and 19th, where new infrastructure, the extended metro line 12, and relatively affordable prices are attracting tenants priced out of more central areas.
By the way, we've written a blog article detailing what are the current best areas to invest in property in Paris.
Which neighborhoods have the highest yields for apartments in Paris as of 2026?
As of early 2026, the neighborhoods with the highest rental yields for apartments in Paris include Buttes-Chaumont and Laumière in the 19th, Marx Dormoy and the edges of Jules Joffrin in the 18th, Gambetta and the Père-Lachaise borders in the 20th, and Daumesnil and Bel-Air in the 12th.
Gross rental yields in these top-yielding Paris neighborhoods typically range from 3.0% to 3.5%, and in some cases small studios can push toward 4.0% if purchased wisely.
The main reason these neighborhoods offer higher yields is that purchase prices per square meter are meaningfully lower than in central or western Paris (often 7,000 to 9,000 euros per square meter versus 12,000 or more), while rents remain solid because metro access and daily-life amenities keep tenant demand strong.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of France. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Should I do long-term rental or short-term rental in Paris?
Is short-term rental legal for apartments in Paris as of 2026?
As of early 2026, short-term rental is legal for apartments in Paris, but it comes with strict regulations that make it much easier if the property is your primary residence and much harder if it is not.
The main legal restriction in Paris is that since January 1, 2025, short-term rentals of a primary residence are capped at 90 days per year (down from 120 days previously), and if the property is not your primary residence, you typically need to go through a "change of use" procedure and compensate with equivalent residential space elsewhere.
For Airbnb-style rentals in Paris, you must register your property with the City of Paris and obtain a registration number that must appear on all listings, and the city actively enforces these rules with fines for non-compliance.
By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Paris.
What's the gross yield difference short-term vs long-term in Paris in 2026?
As of early 2026, short-term rentals in Paris can generate higher gross revenue than long-term rentals on paper, but the net yield advantage shrinks significantly once you account for all the extra costs and legal constraints.
Long-term rental gross yields in Paris typically run 2.7% to 3.2%, while short-term rentals at high occupancy might generate gross revenue equivalent to 4% to 6%, though that headline number is misleading without factoring in costs.
The main additional costs that reduce the net yield advantage of short-term rentals in Paris include platform fees (around 3% to 15% of bookings), professional cleaning between guests, higher furniture replacement, utilities you cannot pass to guests, and often a management company if you do not live nearby.
To actually outperform a long-term rental in Paris after all costs, a short-term rental typically needs to achieve at least 60% to 70% occupancy at competitive nightly rates, which is difficult given the 90-day cap for primary residences and the compliance burden for non-primary properties.
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What costs will eat into my net yield for an apartment in Paris?
What are building service charges as a % of rent in Paris as of 2026?
As of early 2026, building service charges (called "charges de copropriété") for apartments in Paris typically represent around 10% to 15% of annual rent, though only a portion of that is truly the owner's cost since some charges are recoverable from the tenant.
The realistic range of building service charges in Paris spans from about 8% of rent for simple buildings without elevators or concierge services, up to 18% or more for older Haussmann buildings with elevators, a gardien, and collective heating, which in absolute terms might mean 100 to 250 euros per month (105 to 260 USD).
In Paris, the services that typically justify higher-than-average charges include collective heating systems (common in pre-1970s buildings), full-time gardien services, and aging elevators that require frequent maintenance, so checking the last three years of copropriété meeting minutes before buying is essential.
What annual maintenance budget should I assume for an apartment in Paris right now?
A practical annual maintenance budget for an apartment in Paris is around 25 to 45 euros per square meter per year (roughly 26 to 47 USD), so for a 40-square-meter apartment, plan for approximately 1,000 to 1,800 euros annually (1,050 to 1,890 USD).
The realistic range of annual maintenance costs in Paris depends heavily on building age and condition: newer or recently renovated buildings might need only 20 to 30 euros per square meter, while older Haussmann buildings with upcoming façade work, roof repairs, or energy upgrades can require 50 euros per square meter or more.
The most common maintenance expenses Paris apartment owners face include contributions to major copropriété works (ravalement de façade, elevator replacement, boiler upgrades), plumbing repairs in older buildings with lead or cast-iron pipes, and increasingly, costs related to improving energy performance to meet DPE regulations.
What property taxes should I expect for an apartment in Paris as of 2026?
As of early 2026, landlords in Paris should expect to pay property tax (taxe foncière) in the range of 15 to 25 euros per square meter per year, which for a 50-square-meter apartment means roughly 750 to 1,250 euros annually (about 790 to 1,310 USD).
The realistic range of property taxes in Paris varies based on the "valeur locative cadastrale" (a notional rental value set by the tax authorities) and the building's characteristics, so a well-located apartment in a prestigious arrondissement might have a higher cadastral value and thus a higher tax bill even if square meters are the same.
Property taxes in Paris are calculated by multiplying the cadastral rental value of the property by the local tax rate (taux d'imposition) voted by the Paris Council, which stood at 20.50% for taxe foncière on built property in 2025.
There are limited exemptions available for apartment owners in Paris: new constructions can benefit from a temporary exemption for two years, and certain energy-efficient renovations may qualify for partial relief, but for most existing apartments there are no major reductions to count on.
If you want to go into more details, we also have a blog article detailing all the property taxes and fees in Paris.
How much does landlord insurance cost for an apartment in Paris in 2026?
As of early 2026, landlord insurance (called "assurance PNO" for propriétaire non occupant) for an apartment in Paris typically costs between 150 and 300 euros per year (about 160 to 315 USD), depending on the apartment size and coverage level.
The realistic range of annual landlord insurance costs in Paris can stretch from around 100 euros for basic coverage on a small studio to 400 euros or more for comprehensive policies covering a larger apartment with extras like rent guarantee protection or legal defense.
What's the typical property management fee for apartments in Paris as of 2026?
As of early 2026, the typical property management fee for apartments in Paris ranges from 6% to 10% of collected rent (excluding VAT), which on a 1,500-euro monthly rent would mean roughly 90 to 150 euros per month (about 95 to 160 USD).
The realistic range of property management fees in Paris can go as low as 5% for basic rent collection only, up to 12% or more for full-service management including tenant sourcing, lease renewals, repairs coordination, and compliance handling, which foreign owners often need.
Standard property management services in Paris typically include rent collection, sending tenant notices, coordinating minor repairs, handling annual rent adjustments within legal limits, and providing accounting statements, though tenant-finding fees are usually charged separately.
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about Paris, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why it's authoritative | How we used it |
|---|---|---|
| OLAP (Observatoire des Loyers) | Official rent observatory used by public authorities, based on actual signed leases. | We used it for real signed-lease rent data per square meter in Paris. We then adjusted figures to early 2026 using the official rent index. |
| INSEE (Indice de Référence des Loyers) | France's national statistics office and the legal reference for rent revisions. | We used it to adjust 2025 rent levels into January 2026 estimates. We also used it to ensure rent growth assumptions stay within legal norms. |
| Notaires de Paris | Publishes transaction prices from actual notarized sales, the cleanest source for pricing. | We used it to anchor purchase prices per square meter by arrondissement. We used those prices as the base for all yield calculations. |
| SeLoger | One of France's largest property portals with a widely tracked rent barometer. | We used it for asking rent data in January 2026 by apartment type. We triangulated it with OLAP to land on realistic achievable rents. |
| DRIHL (Rent Control Authority) | The State authority behind official rent control reference levels in Paris. | We used it as the legal constraint layer for maximum chargeable rents. We used it to explain why listing rents can exceed safely chargeable levels. |
| Ville de Paris (Short-term Rental Rules) | The City of Paris explaining actual local compliance steps for tourist rentals. | We used it to summarize what you must do to run short-term rentals legally. We also used it to frame STR as compliance-heavy for non-residents. |
| DGFiP (French Tax Authority) | Official tax authority providing measured property tax levels and benchmarks. | We used it to estimate realistic annual property tax per square meter. We used it as a key input for net yield calculations. |
| FNAIM | France's national federation of real estate professionals with industry standards. | We used it to confirm typical property management fee structures. We used it to ensure our cost assumptions reflect market norms. |
| DREAL Île-de-France | Official statistics from the State's regional housing administration. | We used it to support claims about Paris market tension and low vacancy. We used it as a demand strength check alongside listing data. |
| Légifrance (Code du tourisme) | Official publication platform for French law, the highest authority legal source. | We used it to anchor the legal definition of tourist rentals. We used it to keep the short-term rental section precise and legally accurate. |
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