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Key takeaways
- The median all-inclusive furnished rental price in Paris is 2,000 EUR/month, based on Wunderflats data from Jun 2025–May 2026.
- One in four Paris bookings fell above 2,800 EUR/month; one in four fell below 1,500 EUR/month — showing a wide spread by location and quality.
- Encadrement des loyers applies in Paris and caps the base rent component. The all-inclusive furnished premium sits on top of the regulated reference rent.
- The DVF tool (dvf.etalab.gouv.fr) and the OLAP rent observatory are the two most reliable public benchmarking tools for French landlords.
- A four-step valuation method — reference rent, furnished supplement, utility add-on, live market benchmark — produces a defensible and market-tested price.
Quick answer
Furnished mid-term apartments in Paris rent all-inclusive for 1,500–2,800 EUR/month (P25–P75), with a median of 2,000 EUR. Start with the OLAP reference rent for your arrondissement, add 15–20% for the furnished supplement, then add your real utility costs. Check encadrement des loyers to confirm the base rent stays within the loyer de référence majoré.
What valuing a furnished apartment in France means
Valuing a furnished apartment for rental in France involves more than comparing what similar apartments list for on a platform. France has an official rent reference system, a government transaction database, and in some cities an active rent control mechanism. A well-grounded rental value is one that accounts for all three: the official reference, the live market, and the regulatory ceiling.
Mid-term furnished rentals — the kind offered on Wunderflats under a bail meublé or bail mobilité — occupy a distinct position in the French rental market. They are priced higher than long-term unfurnished rentals because they bundle furniture, services, and often utilities into the monthly figure. The relevant legal framework is different from a standard unfurnished lease (bail d'habitation classique), which affects both the applicable rent reference and the scope of encadrement des loyers.
This article gives you the data and the method to arrive at a price that is competitive, legally defensible, and reflective of what your apartment genuinely offers.
What furnished apartments rent for in Paris (2026 data)
The figures below come from Wunderflats standard bookings in Paris from June 2025 to May 2026, all all-inclusive monthly prices.
All-inclusive monthly rent range, Paris furnished mid-term. Source: Wunderflats, Jun 2025–May 2026.
The spread is wider in Paris than in any German city on the platform. An apartment in the 8th arrondissement at 70 m² with high-specification furnishing and a terrace can reach 4,000–5,000 EUR/month. A well-equipped studio in the 13th or 19th sits closer to 1,200–1,600 EUR/month. The median of 2,000 EUR reflects a market predominantly composed of T1/T1 bis and compact T2 apartments in mid-ring arrondissements.
Average stay is 3.5 months — notably shorter than Germany's average of around 5 months — reflecting the high proportion of bail mobilité contracts (1–10 months, minimum not enforced) and seasonal corporate relocations to Paris.
The tools available to you
France offers unusually good public data infrastructure for property valuation. These are the four tools worth knowing.
1. DVF: Demandes de Valeurs Foncières
DVF is the French government's public database of every real estate sale transaction recorded by notaires, covering the past five years. You can access it at dvf.etalab.gouv.fr as an interactive map, or download the raw data from data.gouv.fr. Each transaction record shows the sale date, sale price, surface area (m²), and address (at street level).
DVF shows sale prices, not rental prices. Its value for rental valuation is indirect: you can calculate the implied gross rental yield for any address by finding recent comparable sales and applying a typical yield assumption. In Paris, gross yields on residential property range from approximately 3–5% depending on arrondissement. Dividing the annual rent implied by a 3.5% yield on a 300,000 EUR apartment gives roughly 10,500 EUR/year, or 875 EUR/month. This is the implied unfurnished yield-equivalent rent — a useful floor check. Your all-inclusive furnished mid-term rent should sit above this.
2. OLAP: Observatoire des Loyers de l'Agglomération Parisienne
OLAP publishes official annual rent statistics for the Paris metropolitan area, broken down by arrondissement, apartment type (T1, T2, T3+), and furnishing status. These figures are the official reference used to set the loyers de référence for encadrement des loyers. The OLAP website allows you to look up current reference rents for any Paris arrondissement, which is the most direct starting point for a Paris rental valuation.
3. CLAMEUR: national rental market observatory
CLAMEUR (Connaissance Locale de l'Appareil Mécanique d'Études URbaines) tracks rental market trends across French cities, including average rents, tenant turnover rates, and rent evolution by city and apartment type. It is useful for landlords outside Paris who want to see market-level data for Lyon, Bordeaux, Nantes, or other French cities.
4. Live platform comparables on Wunderflats
No public dataset replaces the live market. Search Wunderflats for apartments in your arrondissement and postcode with a similar surface area, furnishing standard, and included services. Active listings that have been online for less than two weeks represent the current asking price. Apartments that have been online for more than a month without booking suggest the price may be above what the market will accept at that moment.
How encadrement des loyers affects your price
Encadrement des loyers is Paris's rent reference system, introduced under loi ALUR (2014) and extended by loi ELAN (2018). It applies in municipalities designated as zones tendues (tight housing zones), which includes Paris intramuros and a growing number of surrounding communes. The system sets three reference values for each combination of arrondissement, apartment type, furnishing status, and construction period: a loyer de référence, a loyer de référence minoré (−30%), and a loyer de référence majoré (+20%). The loyer de référence majoré is the effective ceiling for most new tenancies.
The encadrement des loyers reference applies to the loyer nu — the base rent, excluding charges (utilities and services). All-inclusive furnished rents therefore have two components: the regulated base rent and the separately accounted charges. A landlord can charge the loyer de référence majoré as the base rent and add on top of that a realistic provision for charges, without that provision being subject to the encadrement ceiling.
For a furnished rental (bail meublé or bail mobilité), the relevant OLAP reference values are those labelled as meublé, which are typically 5–10% above the corresponding unfurnished reference values. Check the current values for your specific arrondissement and apartment category on the OLAP encadrement des loyers page.
ℹ Note: The encadrement des loyers rules were still in active evolution as of mid-2026, with several communes having recently joined or expanded their zones. Verify the applicable reference values and whether your specific address falls within the controlled zone at olap.fr before setting your price. The reference values are updated annually by arrêté préfectoral.
Four-step valuation method
This method builds your all-inclusive furnished rental price from its component parts. Run through it before each new listing period and whenever OLAP publishes updated reference values.
Look up the OLAP reference rent for your apartment
Go to olap.fr and find the loyer de référence for your arrondissement, your apartment type (T1, T2, T3, or T4+), your furnishing category (meublé), and your construction period. Note both the loyer de référence and the loyer de référence majoré. Your base rent (loyer nu) should not exceed the majoré figure. Multiply the per-m² figure by your apartment's surface area to get the total monthly loyer nu ceiling.
Calculate your monthly utility cost (charges réelles)
Sum your real monthly utility costs: electricity, heating, water, internet, and any building charges (charges de copropriété) you carry. For a 40 m² Paris apartment with central heating, a realistic monthly utility cost is 120–200 EUR. Using the charges réelles (actual costs) model rather than a fixed forfait avoids end-of-year reconciliation disputes and simplifies accounting. This figure is added to the loyer nu to produce your all-inclusive monthly price.
Check your implied price per m²
Divide your proposed all-inclusive monthly price by your apartment's surface area to check your price-per-m² position. A T1 of 30 m² at 1,800 EUR/month all-inclusive implies 60 EUR/m²/month. A T2 of 50 m² at 2,400 EUR/month implies 48 EUR/m²/month. See the price-per-m² reference section below for context by apartment type.
Benchmark against live Wunderflats listings
Search Wunderflats for apartments available now in the same arrondissement with a similar size and furnishing standard. If comparable listings cluster at 200 EUR below your calculated price, either your apartment genuinely outperforms them (better location within the arrondissement, higher furnishing quality, faster internet, outdoor space) or the calculated price needs to be reviewed. Adjust once before listing: frequent price changes between bookings reduce platform conversion.
Price-per-m² benchmarks for furnished mid-term rentals in Paris
The table below translates the Wunderflats Paris booking data into implied price-per-m² ranges by apartment type. Surface areas are estimated typical ranges for each type; actual prices in the data set cover a range of sizes. These figures are all-inclusive monthly rents (loyer + charges).
| Apartment type | Typical size (m²) | Indicative price range (EUR/month) | Implied EUR/m²/month |
|---|---|---|---|
| Studio / T1 | 18–35 m² | 1,100–1,800 | 45–65 |
| T1 bis / compact T2 | 35–50 m² | 1,500–2,400 | 38–55 |
| T2 | 45–65 m² | 1,900–3,000 | 35–50 |
| T3 | 60–90 m² | 2,400–4,000 | 32–50 |
| T4+ | 90 m² and above | 3,500 and above | 28–45 |
Derived from Wunderflats Paris booking data (Jun 2025–May 2026). Surface areas are illustrative; the booking data does not record m² directly. Ranges reflect location variation within Paris.
Notice that price-per-m² decreases as apartment size increases. This is consistent across European markets: smaller units command a premium per m² because the minimum viable apartment — working space, sleeping space, kitchen, bathroom — requires a near-fixed infrastructure cost regardless of size. A 25 m² studio with a fully equipped kitchen and fast internet at 1,400 EUR/month represents 56 EUR/m²/month. An 80 m² T3 at 3,200 EUR/month represents 40 EUR/m²/month.
Location within Paris is the dominant variable beyond size. The 1st, 6th, 7th, 8th, 16th, and 17th arrondissements consistently command the highest absolute prices and the highest price-per-m². The 10th, 11th, 18th, 19th, and 20th are more accessible markets where a well-furnished apartment can compete on price-per-m² value against a premium apartment in a more expensive arrondissement.
Other French cities
Wunderflats' French booking volume is heavily concentrated in Paris. For other French cities, the same valuation framework applies — OLAP equivalent data is available through local Observatoires des Loyers affiliated with CLAMEUR — but Wunderflats does not have sufficient transaction volume outside Paris to produce statistically robust price benchmarks.
As a general guide, indicative all-inclusive furnished mid-term rental ranges for other French cities based on public market data are: Lyon (1st–8th arrondissement): 1,000–1,800 EUR/month; Bordeaux: 850–1,400 EUR/month; Nantes: 800–1,300 EUR/month; Strasbourg: 750–1,200 EUR/month; Montpellier: 700–1,200 EUR/month. These figures are indicative only and should be validated against live listings before use.
Encadrement des loyers has expanded beyond Paris to cover a number of other French municipalities. As of mid-2026, cities with confirmed encadrement include Lyon, Villeurbanne, Bordeaux, Grenoble, Montpellier, parts of Île-de-France beyond Paris intramuros, and others. Check the current list at service-public.fr before setting your price in any French city.
Frequently asked questions about valuing a French apartment
▶ What is the average rent for a furnished apartment in Paris?
Based on Wunderflats booking data from June 2025 to May 2026 (791 standard bookings), the median all-inclusive rent for a furnished mid-term apartment in Paris is 2,000 EUR per month. The 25th percentile is 1,500 EUR and the 75th percentile is 2,800 EUR; the average is 2,413 EUR. Average stay is 3.5 months.
These figures cover all apartment types and sizes in Paris. A typical 40 m² studio or T1 in a central or mid-ring arrondissement falls in the 1,800–2,400 EUR range all-inclusive; larger T2 apartments in prime arrondissements (1st, 6th, 7th, 8th) regularly exceed 3,000 EUR/month. Apartments in outer arrondissements (18th, 19th, 20th) of equivalent size typically fall in the 1,200–1,800 EUR range.
▶ Does encadrement des loyers apply to furnished mid-term rentals in Paris?
Yes. Encadrement des loyers applies to most residential tenancies in Paris, including furnished rentals under a bail meublé. The system sets a loyer de référence per m² for each combination of arrondissement, apartment type, furnishing category, and construction period. The loyer de référence majoré — typically 20% above the reference — is the effective ceiling for most new furnished tenancies.
The encadrement applies to the loyer nu (base rent only), not to the provision for charges. An all-inclusive furnished rental price therefore combines the regulated base rent (subject to the ceiling) with a separately accounted charges component that covers utilities and services. The current reference values for each Paris arrondissement are published by OLAP.
Bail mobilité (short-term furnished contracts of 1–10 months, non-renewable) are also subject to encadrement des loyers in Paris since the loi ELAN application. If you are offering stays under a bail mobilité structure, the same reference rent ceiling applies. Verify the current applicable rules for your specific lease type and address with a notaire or property advisor before finalising your price.
▶ What is the DVF tool and how do I use it for rental valuation?
DVF (Demandes de Valeurs Foncières) is the French government's open database of all real estate sale transactions, accessible at dvf.etalab.gouv.fr. Every property transaction recorded by a French notaire for the past five years appears in the database, showing the sale price, date, and surface area. You can search by address, postcode, or commune, and view sales on a map.
DVF shows capital values, not rental prices. Its usefulness for rental valuation comes from the gross yield calculation: if a 40 m² apartment in your building sold recently for 320,000 EUR, and typical gross yields in that arrondissement are 3.5%, the implied annual rent is 11,200 EUR or 933 EUR/month. This is the yield-equivalent unfurnished rent — a floor check. Your all-inclusive furnished mid-term rent on Wunderflats should be 50–100% above this floor, reflecting the furnished premium, utility provision, and the target tenant profile.
DVF is most useful when comparable sale transactions are recent (within 12–18 months) and close to your property. For older buildings with few recent transactions, use OLAP as the primary reference and DVF as a secondary check only.
▶ How much more should I charge for a furnished apartment than an unfurnished one in Paris?
French rental practice and OLAP data consistently show furnished apartments renting for 10–25% above equivalent unfurnished apartments on a loyer nu basis. The gap reflects the value of not having to source and move furniture, the professional maintenance of an equipped kitchen, and the ability to move in on arrival day without logistics overhead.
For all-inclusive furnished mid-term rentals (as offered on Wunderflats), the premium above the unfurnished reference rent is higher still, because the price also includes utilities, internet, and any additional services. A well-presented T1 in the 10th arrondissement might have a loyer de référence majoré (meublé) of 25 EUR/m²/month, implying a ceiling base rent of 750 EUR/month for a 30 m² apartment. Adding 150 EUR of monthly utility costs gives an all-inclusive price of 900 EUR/month. Adding a service premium for a high-quality, well-photographed, instantly bookable furnished product on a corporate-preferred platform pushes the realistic market price to 1,100–1,400 EUR/month for that same apartment, which remains well within Wunderflats P25 territory for Paris.
The key is that the encadrement des loyers ceiling applies to the loyer nu component only. Maximising the all-inclusive price requires both staying within the regulated base rent and offering sufficient quality that the service premium is perceived as fair by the tenant.
▶ My apartment is in Lyon, Marseille or another French city — how should I price it?
Wunderflats' French market is concentrated in Paris, which accounts for the large majority of French bookings on the platform. For other French cities, Wunderflats does not currently have sufficient booking volume to produce reliable city-level price benchmarks.
For Lyon, Bordeaux, Nantes, Montpellier, and other French cities, the recommended data sources are: the local Observatoire des Loyers (many French cities have one affiliated with CLAMEUR), current listings on SeLoger Locations and PAP.fr for live market comparables, and the DVF tool for sale transaction context. Indicative all-inclusive furnished mid-term rental ranges are Lyon 1,000–1,800 EUR/month, Bordeaux 850–1,400 EUR/month, and Nantes 800–1,300 EUR/month, but these should be treated as orientation only and verified against live listings before use.
Encadrement des loyers now applies in a number of French cities beyond Paris. Check service-public.fr for the current list of municipalities covered before setting your price.
Sources
- Wunderflats internal data (BigQuery), Jun 2025–May 2026. Standard new bookings, Paris only. Aggregated and anonymised. Queried 10 Jul 2026.
- DVF: Demandes de Valeurs Foncières — government real estate transaction database (etalab.gouv.fr)
- OLAP: encadrement des loyers reference rents, Paris (olap.fr)
- CLAMEUR: national rental market observatory (clameur.fr)
- Service-public.fr: encadrement des loyers — municipalities in scope (service-public.fr)
- Loi ALUR (2014): introduction of encadrement des loyers (legifrance.gouv.fr)
