In a market where rent control freezes Parisian rents, the civil lease (bail civil) emerges as one of the rare legal alternatives to lease at true market rates. A discreet, ultra-profitable niche reserved for properties targeting a specific clientele. Decryption.
1. What is a civil lease?
The civil lease is governed by the French Civil Code (articles 1709 et seq.) and not by the 1989 law on residential leases. The fundamental difference: it does not concern the tenant's primary residence.
It targets specific situations: international executives on assignment, employees on relocation, embassies, diplomatic staff, students at Grandes Écoles, secondary residences.
2. Why does it escape rent control?
The Parisian rent control framework, in force since 2019, only applies to leases governed by the 1989 law (primary residence). Civil leases are excluded. Result: you can freely set the rent at the true market rate.
Concrete example: a 50sqm T2 in the 8th arrondissement, with a 1989 lease, is capped at around 1,400€/month. Under a civil lease, the same apartment can be leased 3,500 to 4,500€/month — that is 2 to 3 times more.
3. The target profiles
The civil lease is conditioned on the tenant's status. The four main profiles:
- International executives on assignment: employees of multinationals on assignment in Paris (3 months to 2 years). Tenant covered by the company.
- Embassies and consulates: diplomatic staff. Excellent solvency, lease often guaranteed by the State of origin.
- Grandes Écoles: international students at HEC, ESSEC, Sciences Po, ENS for an exchange or PhD. Tenant guaranteed by the institution or by parents.
- Secondary residences: renters who already own their primary residence elsewhere (other region, foreign country) and need a Paris pied-à-terre.
4. The mobility lease (bail mobilité): the more flexible variant
Created by the ELAN law (2018), the mobility lease is a specific form of civil lease for furnished accommodation, of 1 to 10 months non-renewable. It also escapes rent control.
Advantages: even more flexibility, no security deposit required (Visale guarantee replaces it), no restrictive conditions on the property. Ideal for stays of 3 to 9 months.
5. Profitability: numbers in hand
Average comparison on a Paris 11th T2 (45sqm, well decorated):
- 1989 law lease: 1,250€/month → 15,000€/year gross
- Civil lease (executives): 3,200€/month → 38,400€/year gross
- Short-term Airbnb: 4,200€/month average → 50,400€/year gross (but with 90-night cap which divides everything by 4)
The civil lease is therefore the most profitable strategy in absolute terms in Paris, while remaining 100% compliant and without management constraints.
6. Conditions for renting under a civil lease
To use a civil lease, three conditions must be met:
- The accommodation must not be the tenant's primary residence
- The lease must explicitly mention this and the reason for non-primary residence (mission, international student, etc.)
- The accommodation must be furnished (in practice, hotel-grade)
Watch out: cheating on the tenant's profile is a tax fraud. We strongly recommend meticulously verifying files before signing.
Conclusion: the niche of seasoned investors
The civil lease is the best-kept secret of Parisian rental investors. Profitability comparable to Airbnb, without management constraints, without legal risk. Full Concierge specialises in this niche — we manage the entire chain from sourcing tenants (executives, embassies, students) to drafting the lease.