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5 reasons to invest in a high-end property
Summary
“Exceptional property,” “prestige real estate,” “high-end property,” “luxury apartment”… the labels are many, but they all refer to a distinct segment of French real estate, with its own codes, its own requirements, and above all, its opportunities for savvy investors.
A high-end property is first characterized by a price that is significantly higher than the market average. In France, where the price per square meter is around €3,000 on average, these properties are often listed at six to eight times that level. We are talking here about contemporary villas with sea views, historic residences in the heart of France’s most beautiful villages, or Haussmann-style apartments in the most desirable neighborhoods of Paris.
Beyond price, a prestige property is also defined by a set of features that give it a unique character, such as:
- a rare location,
- remarkable architecture,
- noble materials,
- a compelling history.
These properties are not subject to the same dynamics as standard housing. Their rarity, their strong value in terms of lifestyle, and their symbolic dimension make them extraordinary assets—sought after as much for what they represent as for what they offer.
Investing in this segment means entering a tight market. Supply is limited because certain locations are fixed (ex: there is only one Place des Vosges) and certain asset types are inherently scarce (ex: private mansions, listed buildings, panoramic views, etc.). Their uniqueness justifies both their price and their long-term appeal.
In this article, we share five reasons to buy a high-end property.
The luxury market is more resilient than traditional real estate
“Luxury real estate remains a safe value, even in times of uncertainty.”
While traditional real estate is going through a slowdown, high-end real estate is showing stronger momentum.
Since 2022, prices for traditional homes have weakened in most major French cities. In Paris, they even fell below the €10,000 per square meter threshold in November 2023. Meanwhile, prestige properties are holding up better—and in some cases, rising.
NOTE
According to Sotheby’s International Realty France–Monaco, the luxury real estate market recorded a sales volume close to €1.4 billion in 2024, a decrease of only 7 % compared to 2023. Over the same period, overall sales volume in France fell by 17 %.
• The main explanation is the rapid rise in interest rates, which froze a large share of buyers but had a limited impact on the high-end clientele. This clientele often uses personal funds or benefits from easier access to credit through private banking.
• As a result, projects go through, sales hold steady, and prices follow a more stable trajectory. High-end real estate remains active even when the rest of the market is struggling.
Paris perfectly illustrates this difference. While “traditional properties” have experienced a notable correction, luxury apartments have shown growth over the same period. This phenomenon is particularly visible in the most sought-after districts, such as the 6th, 7th, and 16th arrondissements of the capital.
NOTE
Paris’s 16ᵗʰ arrondissement represents nearly 30 % of the available supply in the high-end segment in Paris.
France has an attractive real estate heritage
Investing in a high-end property in France means betting on a heritage that never goes out of style. France offers a rare diversity of architecture and landscapes in Europe. Each French region has its own character, a historical or cultural signature that gives a property its unique identity.
In Provence, the authenticity of an 18th-century farmhouse surrounded by olive trees appeals to buyers seeking a gentle lifestyle. In the Alps, prestige chalets showcase fine woodwork, open views, and interiors blending tradition and modernity.
On the French Riviera, contemporary sea-view villas are scarce between Saint-Tropez, Cap d’Antibes, and Villefranche-sur-Mer. In the Bordeaux region, wine estates combine passion and heritage.
In Paris, high ceilings and ornate moldings are particularly appealing. The Marais, Saint-Germain-des-Prés, Invalides, and the Golden Triangle maintain strong and lasting appeal, especially among international buyers.
What makes this heritage especially attractive is its ability to stand the test of time while preserving its prestige from generation to generation. Listed châteaux, provençal bastides, art deco villas, Haussmann apartments, alpine chalets, or manor houses surrounded by vineyards… Buying a character apartment or house in an emblematic region means joining a lineage of owners—sometimes illustrious—building an asset to pass on to your children, and embracing a particular art of living.
France, with its architectural legacy, artisanal know-how, and the diversity of its landscapes, remains one of the most coveted countries for investing in high-end real estate.
A high-end property attracts high-quality tenants
The rarity, quality, and uniqueness of high-end properties create steady demand from a demanding and financially secure clientele. Buying this type of property to rent means securing a high and reliable rent.
In fact, owners tend to keep prestige properties for a long time, so new listings are rare. At the same time, rental demand is such that a high-end property that comes onto the market immediately attracts attention, especially if it is well located.
If you do not have a sufficient budget to purchase a new high-end property, it is possible to find a property at a more affordable price in a well-located older building that requires renovation work.
In this way, buying a property with work to be done gives you the opportunity to transform it into a high-end property, notably thanks to:
- renovating and redesigning the different rooms,
- installing an efficient heating system connected to home automation tools,
- using quality materials,
- creating bespoke joinery,
- refined finishes and careful interior decoration.
NOTE
High-end tenants, whether French or international, are paying increasing attention to the environmental performance of homes. Good insulation and a strong energy rating (DPE) are increasingly valued advantages.
Renovating a well-located older property remains a smart strategy to position yourself in the high-end market. You buy for less, you add more value, and you target demanding tenants who often prefer renovated charm to impersonal new builds. Contrary to common belief, this strategy can be more profitable than buying new.
At Maison Kyka, our property hunters are trained to find older properties whose value can increase significantly after renovation. Once acquired, our interior architecture studio and our team of skilled crafts men allow you to benefit from a turnkey renovation, aligned with your tastes and with the requirements of the high-end real estate market.
“Thank you very much for your support. I immediately felt confident and understood in my needs and expectations. Congratulations to the whole team for your listening skills, your availability, and meeting deadlines, which was very important to me. I am delighted with the final result: thank you so much.” Murielle Bardoux
France offers advantageous tax schemes
Investing in a high-end property makes it possible to benefit from several tax schemes.
For example, the Malraux law applies to investors who purchase a property located in a remarkable heritage site (site patrimonial remarquable) with the intention of renovating it and renting it out for at least 9 years. This scheme allows you to benefit from a tax reduction of 22 % to 30 % (up to a limit of €400,000) over four consecutive years.
In addition, the historic monuments scheme (Monuments Historiques) allows you to deduct 100 % of expenses related to renovating a property classified as a historic monument. This tax benefit, withno income ceiling, applies only to listed properties and requires a holding period commitment of at least 15 years. That said, eligible expenses under the Historic Monuments scheme must relate to restoration works that are approved and supervised by the architects of buildings of France (Architectes des Bâtiments de France).
Exemple
An investor who carries out €300,000 worth of work on a listed building can deduct the full amount from their total taxable income, as early as the year the work is carried out. This scheme is particularly attractive for a taxpayer in the highest income tax bracket who wishes to invest in a prestige property with strong heritage value.
Finally, the non-professional furnished rental status (LMNP) is well suited to prestige real estate because it can generate net rental income that is tax-free for several years. This status allows you to depreciate the property (excluding the land) and the furniture, significantly reducing or even canceling taxation on rental income. It is compatible with long-term rentals or short-term rentals, provided you comply with local regulations (especially in Paris or other high-demand areas).
A highly desirable quality of life
Investing in a high-end property also means choosing a quality of life that is specific to France.
By the sea, in the villages of Provence, in the heart of Alpine valleys, or in historic districts of major cities, the diversity of French landscapes and the character of each region appeal to both French and international buyers. A farmhouse surrounded by vineyards in the Luberon does not offer the same atmosphere as an apartment in the heart of Paris’s 7th arrondissement, yet both attract buyers through their authenticity and the sense of calm they provide.
The French real estate market also relies on the high-quality infrastructure found throughout the country: good schools, Michelin-starred restaurants, opera houses, museums, renowned hospitals, luxury retail… These are important criteria for a demanding clientele.
NOTE
Many buyers invest in French real estate from abroad, attracted both by the asset’s value and by the prospect of spending time in a country that is economically stable and culturally rich. Moreover, the near parity between the euro and the dollar has increased the purchasing power of American buyers, thereby also increasing their interest in high-end properties in France, particularly on the French Riviera and in Paris.
How to invest in high-end real estate?
Investing in high-end real estate requires a structured approach. It is a selective market where every detail matters. To invest well, you must:
- Define a clear strategy
- Identify the right property
- Secure appropriate financing
- Increase the property’s value through renovation works
The first step is to clarify your objective: do you want to buy your primary residence and pass it on to your children? Do you want to rent the property out, or turn it into a mixed asset (second home + seasonal rentals)?
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