With rent control policies and an increasingly complex rental market, more investors are considering Code Civil rental investments in Paris. Unlike traditional leases under Loi Alur, Code Civil leases offer greater flexibility in rent pricing, lease duration, and terms. These long-term rentals, governed by France's Civil Code, often attract high-profile tenants like diplomats, corporate executives, and expats seeking premium accommodations in Paris. This gives property owners the added benefit of a more secure and reliable tenant profile and promises a greater rental return, making it an exciting investment opportunity.
Understanding which areas offer a balance between high demand, price appreciation potential, and quality of life is essential for investors. In this blog, we'll explore some of the most promising neighborhoods in Paris to invest in for Code Civil rental, focusing on critical aspects like price trends, tenant demographics, and long-term prospects.
1. 6th Arrondissement: Luxury and Intellectual Prestige
The 6th arrondissement, home to the chic Saint-Germain-des-Prés, is one of Paris's most intellectually and culturally vibrant neighborhoods. It is known for its iconic literary cafés like Café de Flore, art galleries, high-end fashion boutiques, and historic landmarks like Église Saint-Sulpice and Saint-Germain-des-Prés Abbey. Close to the magnificent Luxembourg Gardens, the 6th arrondissement offers high education courses and the best schools in all of Paris, with prestigious institutions such as Sciences Po, Université Paris Cité, and École Nationale Supérieure des Beaux-Arts.
The 6th district has a relatively youthful demographic. The average age is around 38, and the population primarily consists of singles and childless couples, accounting for 60% of the population. This reflects the area's appeal to a wide range of high-end tenants: academics, diplomats, corporate executives, art enthusiasts, collectors, and affluent families. For example, the district's proximity to prestigious educational institutions like Sciences Po and École Nationale Supérieure des Beaux-Arts attracts many students and academics.
The 6th district is one of the favorite Paris neighborhoods among expatriates, particularly from the U.S. and U.K., drawn to its quintessential Parisian charm and retirees seeking a refined yet relaxed lifestyle while remaining close to the city's cultural heart.
With its picturesque streets, elegant historical architecture from the 17th to 19th centuries, and deep cultural significance, the 6th arrondissement attracts long-term tenants looking for Parisian historical charm and luxury and a prime location in Paris.
Investment Potential of the 6th District:
With an average price of around 14,819 € per square meter, ranging from 10,674 € to 24,701 €, the 6th arrondissement is one of Paris's most expensive yet stable areas. Its strong demand for luxury rentals and Code Civil leases draw tenants seeking mid to long-term accommodations, often willing to pay a premium for the location's prestige and quality of life. Rent prices for Code Civil leases in the 6th district can reach 45€ per square meter or even higher, depending on apartment furnishings and amenities. Even within the limits of Paris's rent control regulations, the regulated maximum rent index for a furnished apartment in a historic building (built before 1946) reaches 46.6 €/m² for a studio, 40.7 €/m² for a one-bedroom, 38.8 €/m² for a two-bedroom, and 36.1 €/m² for three or more bedrooms.
2. 7th Arrondissement: Sophistication and Stability
The 7th arrondissement, home to the iconic Eiffel Tower and Les Invalides, is one of Paris's most elegant, historically administratively significant districts. Known for its embassies, government buildings, and high-end residential areas, it exudes a refined and sophisticated atmosphere. The 7th is also famous for its museums like the Musée d'Orsay and Musée Rodin, charming cafés, and high-end boutique shopping along Rue de Grenelle and Rue Saint-Dominique and at Le Bon Marché. Its proximity to the Champs de Mars and Seine River enhances its appeal, offering scenic green spaces and pleasant strolls at residents' doorsteps.
The 7th arrondissement, with its many prestigious schools, is a welcoming haven for families. It's home to well-known institutions like the American University of Paris, several private schools, and top international schools such as EIB Grenelle—The International Bilingual School, Ellipse Montessori Academy, Lennen Bilingual School, and The Bilingual Montessori School of Paris—Quai d'Orsay, offering excellent bilingual and international programs. This makes the 7th district a favorite for expat families and affluent local French families who want the best education for their kids.
The 7th district boasts a more mature demographic, with many residents being professionals, diplomats, and families. It's particularly appealing to those who appreciate quiet, upscale living while still being in the heart of the city. The neighborhood's timeless architecture, ranging from 18th and 19th-century Haussmannian buildings to stunning townhouses and mansions, attracts a sophisticated and affluent population. Expatriates, especially from the U.S., Japan, and Europe, are drawn to the 7th district for its elegant and sophisticated lifestyle. Retirees also favor the 7th for its peaceful ambiance and accessibility to cultural institutions.
Investment Potential of the 7th District
With an average price of around 14,527 € per square meter, ranging from 10,661 € to 24,550 €, the 7th arrondissement is among Paris's priciest and most exclusive areas. The demand for luxury rentals and Code Civil leases is consistently high, with tenants often willing to pay premium rent prices for its prestigious address and upscale lifestyle. Code Civil rental properties in the 7th district can achieve up to 44 € per square meter or more, depending on furnishings, amenities, and location. Under rent control limits, the regulated maximum rent index for a furnished apartment in a historic building (pre-1946) in the 7th district reaches 45.7 €/m² for a studio, 40.4 €/m² for a one-bedroom, 38.3 €/m² for a two-bedroom, and 40.2 €/m² for three or more bedrooms.
3. 16th Arrondissement: A Haven for Diplomats
The 16th arrondissement, one of Paris's most prestigious and desirable neighborhoods, is not just about its beautiful Haussmannian architecture and spacious parks. It's a vibrant family hub with charming cafés, stylish boutiques, and delightful dining options along streets like Victor Hugo and Charles de Gaulle, creating a lively and exciting atmosphere. The Seine River nearby and lovely green spaces like Bois de Boulogne and Jardin du Ranelagh offer plenty of opportunities for strolls and outdoor fun. And if you're into sports, you'll love having the Hippodrome d'Auteuil, Parc des Princes, and Roland Garros just a stone's throw away, adding an extra dose of energy to this district's vibrant lifestyle.
Families will find plenty to love in the 16th district, especially regarding the wealth of prestigious schools. The 16th district boasts nearly a hundred schools with highly regarded public institutions like Lycée Français Jean-Baptiste Say, alongside some of the best private schools in Paris such as Lycée privé Pascal, Lycée Gerson, and Lycée Saint-Jean de Passy, both delivering very high success scores. For those seeking an international education, options abound with schools like the International School of Paris, Concordia School Paris, École Bilingue Galilee Paris, The Bilingual Montessori School of Paris - Auteuil, and Kingsworth Primary School. These schools offer fantastic educational programs in a welcoming environment, making the 16th arrondissement a top choice for expatriate families and French families eager to provide the best education for their children.
The 16th district is home to a diverse population, including professionals, diplomats, and affluent families. This mix of residents creates a unique community, appreciating a quieter, more refined lifestyle while still being close to the center of Paris on public transportation and car driving. The neighborhood's beautiful 19th-century Haussmannian buildings, unique Art Décor buildings, and elegant townhouses with classic or modern luxury apartments attract residents who appreciate style and comfort. Many expatriates from the U.S., U.K., other European countries, and affluent Middle Eastern countries are drawn here for the 16th district's classy charm, family-friendly vibe, and overall sense of safety, making it a welcoming and inclusive community.
Investment Potential of the 16th District
Regarding real estate, the 16th arrondissement is pricier, with average prices around €11,126 per square meter, ranging from €8,131 to €16,193. There's a strong demand for luxury rentals, family homes, and corporate accommodations through Code Civil leases, with tenants often willing to pay a premium for the prestigious address, excellent schools, and overall high quality of life.
Investors should note that affluent tenants, including expats, diplomats, corporate executives, and wealthy families, generally favor the northern areas of the 16th arrondissement, particularly around Victor Hugo and Trocadéro, rather than the southern sections.
Code Civil rental apartments in the 16th district can go for as much as €42 per square meter, depending on factors like location, furnishings, and amenities. Therefore, the 16th district may not be the best option for traditional Loi Alur leases with significantly lower regulated rents. Under Paris's rent control regulations, the maximum rent for a furnished apartment in the 16th district (Victor Hugo neighborhood specifically), in Haussmann-style buildings, is €40.3 per square meter for a studio, €36.3 for a one-bedroom, €34.8 for a two-bedroom, and €34.4 for three or more bedrooms—about 16% lower than what you'd see in the 6th arrondissement.
4. Le Marais (3rd and 4th Arrondissements): Artistic and International
Le Marais is one of Paris's trendiest neighborhoods, where history, modernity, and fashion blend beautifully. Its charming cobblestone streets are lined with art galleries, boutique shops, chic cafés, bars, and restaurants, creating a unique Parisian atmosphere.
Le Marais is a vibrant melting pot of cultures, attracting local Parisians and expatriates worldwide. The international vibe is palpable in its diverse population, eclectic shops, and culinary scene. It offers a tantalizing array of flavors from around the globe, promising exciting and curious experiences.
With its excellent educational options, Le Marais is a reassuring choice for families. Notable schools like Collège privé des Francs Bourgeois and Collège Massillon provide quality education in a nurturing environment, instilling confidence in the neighborhood's suitability for families.
Investment Potential of Le Marais in Paris
Le Marais is one of the most expensive arrondissements in Paris, with an average real estate price of around €12,119 per square meter. The demand for rentals in this area is high, with approximately 70% of residents being tenants and 30% homeowners.
The 4th arrondissement features a rich architectural history. Two-thirds of its housing consists of apartments built before 1919. Over 50% of these units are studio (T1) and one-bedroom (T2) apartments, making them ideal for young professionals or couples without children.
For investors, understanding the rental market in Le Marais is crucial, where Code Civil leases can reach an average of €45 per square meter or more. The returns can be as attractive even with a classic Loi Alur lease. With a limited rental supply, Le Marais holds some of Paris's highest legal rent caps. For example, in a historic building (pre-1946), furnished apartments can rent for up to €45 per square meter for a studio, €40 for a one-bedroom, €35.9 for a two-bedroom, and €36.1 for a three-bedroom or larger. These high prices reflect the area's strong demand and unique charm, making it a highly sought-after location for rental investments.
5. 8th Arrondissement: Business and Luxury
The 8th arrondissement is the very essence of Parisian glamor and sophistication. With world-famous streets like the Champs-Élysées, Avenue Montaigne, and Avenue George V, it's one of the best neighborhoods in Paris for luxury shopping, high-end dining, and some of the city's most iconic landmarks, including the Champs-Elysées, the Arc de Triomphe, the Grand Palais, the Petit Palais, and Place de la Concorde.
Beyond its appeal to tourists, the 8th district draws professionals, expatriates, and diplomats for its dynamic business center, numerous embassies and consulates, and refined, high-end atmosphere. Families can also find excellent schools here, with French schools like Lycée Fénelon Sainte-Marie, Lycée Chaptal, Lycée Racine, and international schools like EIB Monceau. This makes it a wonderful area for raising children while enjoying the best of Parisian life.
Investment Potential of the 8th District in Paris
Regarding real estate, the 8th arrondissement is one of the priciest and most exclusive in Paris, with property prices averaging around €11 586 per square meter. The demand for luxury properties remains strong, especially among international buyers and investors.
Rentals in the area are also in high demand, with about 60% of residents renting their homes. Spacious Haussmannian apartments, modern luxury flats, and grand townhouses appeal to a wealthy, local, and foreign crowd. Rental prices are around €47 per square meter for a Code Civil lease, with even higher rates for properties in top locations like near the Champs-Élysées or Parc Monceau. With a limited rental inventory, the 8th district commands some of Paris's highest legal rent caps. In a historic building (pre-1946), furnished apartments can rent for up to €46,6 per square meter for a studio, €40,7 for a one-bedroom, €38.8 for a two-bedroom, and €36.1 for larger units. These elevated prices reflect the 8th district's high demand and exclusive appeal, making it a prime location for rental investments.
Finding the Right Fit for Code Civil Rentals Investment
Paris Rental and its team can assist you if you consider a Code Civil rental investment. At Paris Rental, we have specialized in furnished rentals for international clientele—professionals, diplomats, and expats—since 1987. Our sister company, France Ermitage, has provided expert Property Management services for over 40 years. Whether you're far away or don't have the time to manage your investment, we can take care of everything. With our in-depth knowledge of the Paris Real Estate market and extensive expertise, we'll help you find the perfect Code Civil lease invcestment opportunity.
Editor: Siyi CHEN
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