Literary Marais
The grand and elegant home of a famous designer
An article that explains the monthly expenses of a high-end apartment in Paris
Many clients often ask us about the cost of owning an apartment in Paris. Roughly speaking, there are four major expenses for holding an apartment: the expenses required for the operation of the apartment itself (property sharing costs, electricity and Internet fees, insurance, cleaning and maintenance costs for the interior of the apartment), major construction costs of the building, and taxes (land tax, residence tax, property wealth tax), and some other expenses (apartment rental management fee, butler service fee).
Today, we will take a high-end apartment of 100 square meters and a value of 2 million euros in the Saint-Germain district of the Left Bank as an example to explain in detail what the daily maintenance of the apartment will cost (do not confuse it with the cost of buying an apartment Oh).
01/ The cost of running the apartment itself
Overseas Buyer Guide › Rental Market › Civil Code
AAriane · Paris
2026/06
Beyond Rent Control — The Code Civil Framework for Paris Landlords
Paris rent control is real, but its legal boundaries are equally real. The standard rent-control regime applies mainly to principal-residence leases governed by the law of 6 July 1989. Once the legal framework changes, the rules can change with it. For prime landlords, this distinction is essential.
This guide explains the lawful routes by which a Paris apartment may fall outside the standard rent-control regime, the role of the Code civil, the practical value of leasing to legal entities or secondary-residence tenants, and the separate mechanism of complément de loyer for exceptional assets.
I. Why rent control is not the end of the story
Since 2019, Paris has again applied rent control to standard residential leases. Under this framework, the rent of a principal-residence tenant is generally capped by the local reference rent and legal adjustment rules.
But the legal scope of the 1989 residential regime is limited.
It is designed primarily to protect tenants using the property as their principal residence. Once that condition no longer applies, the legal framework may change — and with it, the rent-control rules.
This is not a loophole. It is the law’s own distinction between different categories of lease.
II. The two main Code civil routes
1. Lease to a legal entity
A Paris apartment can be leased to a legal entity — for example:
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a multinational company
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an embassy or consulate
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an international institution
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a law firm, private bank, or advisory firm housing a senior employee
Where the tenant is a registered legal entity rather than an individual occupying the premises as a principal residence, the lease may fall under the Code civil.
Main consequences:
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rent can be freely negotiated
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the standard residential rent ceiling does not apply
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duration, deposit, termination, and occupation terms are more flexible
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the owner generally retains stronger control at expiry than under a standard residential lease
Practical discipline matters. The tenant must genuinely be a legal entity, and the lease should clearly state that the apartment is made available to a designated employee or representative.
2. Lease to an individual using the apartment as a secondary residence
A second lawful route arises where the tenant is an individual, but the apartment is not their principal residence.
Typical profiles include:
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foreign HNW individuals
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internationally mobile executives
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part-time Paris residents
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families maintaining a pied-à-terre in Paris
Where the property is used as a secondary residence, the lease can also fall outside the standard 1989 principal-residence framework and instead be governed by the Code civil.
Again, the legal and factual position must be clear. A secondary-residence lease should not be drafted casually, because the classification affects the entire legal regime.
III. Why the Code civil framework matters in practice
For prime landlords, the Code civil framework has several major practical advantages.
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Rent freedom: the rent is negotiated by the parties and is not subject to the ordinary ceiling.
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Contractual flexibility: duration, notice, and deposit arrangements are more adaptable.
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Stronger control: expiry and renewal rules are less rigid than under the standard tenant-protection regime.
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Better alignment with prime demand: corporate, diplomatic, and internationally mobile tenants are often exactly the tenant profiles best suited to high-value apartments.
In other words, the framework is not merely a technical detail; it can materially change both return profile and management risk.
IV. Complément de loyer: staying within the standard framework, but above the ceiling
Even where a lease remains within the standard residential framework, Paris law allows a complément de loyer in certain cases.
This is a lawful rent supplement that may be added when the property has exceptional and determining characteristics not already reflected in the reference rent.
Typical examples may include:
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a large private terrace
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a roof terrace
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a private garden
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iconic Eiffel Tower or Seine views
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unusually high-end renovation
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rare historical features
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a private parking space directly attached to the apartment
There is no fixed statutory amount, but the supplement must remain proportionate to the property’s genuine market premium.
V. Challenge risk and documentation
A tenant can challenge a complément de loyer after moving in. That is why owners should not rely on vague descriptions or aggressive pricing.
Good practice includes:
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full photographic and video documentation before letting
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evidence of the property’s exceptional characteristics
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local comparable rents for similarly rare assets
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where appropriate, an independent valuation opinion
Where the asset is genuinely exceptional and the rent supplement is properly documented, the legal position is much stronger.
VI. Which properties and tenant profiles are best suited to this framework?
The Code civil approach is particularly relevant for:
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the 7th, 8th, 16th, and selected parts of the 6th
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large family apartments
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rare terraces and gardens
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embassy-grade residences
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apartments targeting corporate or diplomatic tenants
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pied-à-terre assets for non-resident HNW occupiers
These are precisely the segments where rent-control logic is least representative of real market value.
VII. Frequently asked questions
Q1. Does Paris rent control apply to every residential lease?
No. It applies mainly to principal-residence leases governed by the law of 6 July 1989, not automatically to every occupation structure.
Q2. When can a landlord lawfully rent outside the rent-control regime?
The two main lawful routes are leasing to a legal entity or leasing to an individual using the apartment as a secondary residence.
Q3. What is the practical advantage of a Code civil lease?
It allows freer rent-setting, more flexible contractual terms, and generally stronger owner control.
Q4. What is a complément de loyer?
It is a lawful rent supplement that may be added within the standard framework when a property has exceptional characteristics not reflected in the reference rent.
Q5. Can a tenant challenge a rent supplement?
Yes. That is why documentation, evidence, and disciplined pricing are essential.
Q6. Which properties are best suited to the Code civil framework?
Prime apartments in the 7th, 8th, and 16th, especially those targeting corporate, diplomatic, or secondary-residence tenants, are often the strongest candidates.
This guide is a structural overview only and does not constitute legal advice. Lease qualification depends on facts, documentation, and drafting quality. Contracts should be reviewed by a French lawyer qualified in real-estate law.
→ Previous guide: Paris Rental Market — Best Areas, Tenant Profiles & Exceptional Assets
→ Next guide: Paris Rental Tax Structure — LMNP, Régime Réel & Non-Resident Guide
AAriane · 3 avenue Duquesne, 75007 Paris · Licensed Real Estate Consultant · Services in Chinese, English, and French · Direct listings, no referrals