In brief
In early 2026, the median price per m² in Paris reaches 9,900 euros and the average price 11,100 euros (+1.3% year-on-year, DVF April 2026 vintage), with a one-to-1.8 gap between the 19th arrondissement (8,200 euros/m² median price), the cheapest, and the 6th (14,500 euros/m²), the most expensive. For families, the 15th (9,600 euros/m² median price) remains the safe bet, while the 19th, 20th and 13th (8,200 to 8,800 euros/m² median price) are the entry points for first-time buyers under 400,000 euros. Home Select, a Paris property hunter since 2011, deploys 16 buying agents across all 20 arrondissements and negotiates 6% on average off the seller's price (rated 4.8/5 on Google).
Key takeaways
- Median price in Paris is 9,900 euros/m² in 2026 and the average price 11,100 euros/m², ranging from a median 8,200 (19th) to 14,500 (6th) euros/m²
- The 15th arrondissement is the top choice for families with the highest density of quality schools and green spaces
- The 10th arrondissement offers the best appreciation potential with prices still 10% below its neighbours
- First-time buyers with budgets of 250,000 to 400,000 euros should target the 19th, 20th and 13th arrondissements
The choice of arrondissement is the first structural decision of any property purchase in Paris. With a median price of 9,900 euros/m² in 2026, an average price of 11,100 euros/m² and a one-to-1.8 gap between the 19th (8,200 euros/m² median) and the 6th (14,500 euros/m²), each arrondissement corresponds to a different buyer profile, budget, and strategy. Do not mix the two indicators: every per-arrondissement figure quoted here is a DVF median, while the Paris average of 11,100 euros/m² is pulled up by the highest transactions.
This ranking is based on DVF data (Demandes de Valeurs Foncieres) cross-referenced with transactions completed by our 16 apartment hunters in 2025-2026.
How much does a square metre cost in each arrondissement in 2026?
The median price per m² in Paris stands at 9,900 euros at the start of 2026 and the average price at 11,100 euros, up 1.3% year-on-year (DVF, April 2026 vintage). The spread runs one to 1.8, from 8,200 euros/m² in the 19th to 14,500 euros/m² in the 6th. These benchmarks mask very different realities depending on the arrondissement.
The golden triangle: 6th, 7th, and 8th, sits between 12,300 and 14,500 euros/m² median price. Transactions are fewer but prices remain stable, supported by wealth and international demand.
The intermediate arrondissements: from the 9th to the 17th (the 13th excepted, which is more affordable), including the 3rd and 4th, range between 9,100 and 13,000 euros/m² median price. This is the bracket where the micro-neighbourhood and floor level make the biggest difference.
The affordable arrondissements: 19th, 20th, and 13th, sit between 8,200 and 8,800 euros/m² median price. These are the entry points to the Parisian market for first-time buyers and yield-seeking investors. A property hunter who knows the micro-markets identifies gaps of 15 to 20% within the same arrondissement.
Which arrondissement should a family choose in Paris?
The 15th, the 12th and the 14th, in that order. The 15th has the highest density of schools, nurseries and green spaces at a median 9,600 euros/m², the 12th opens onto the Bois de Vincennes at 9,100 euros/m², and the 14th offers dense neighbourhood life at 9,600 euros/m². Families represent approximately 40% of the mandates handled by our property hunting team, and these three arrondissements consistently come up in our recommendations.
The 15th arrondissement (9,600 euros/m² median price)
The 15th is the largest arrondissement in Paris by surface area and population. It offers the highest density of quality public schools, municipal daycare centres, and green spaces: Parc André Citroën, Parc Georges Brassens, and numerous neighbourhood squares. A 4-5 room apartment of 85 to 100 m² can be found between 820,000 and 960,000 euros in the Convention, Vaugirard, or Commerce areas.
Discover the 15th arrondissement
The 12th arrondissement (9,100 euros/m² median price)
The 12th benefits from the Bois de Vincennes (995 hectares). The Nation, Daumesnil, and Reuilly neighbourhoods offer a family-friendly environment with often more recent buildings. The Bercy-Charenton project is creating a new mixed-use district. A 4-5 room apartment of 85 to 100 m², the same type as in the 15th, sells between 775,000 and 910,000 euros at the median price, which is 43,000 to 50,000 euros less than the same floor area in the 15th. The extended Line 14 reinforces the area’s connectivity.
Discover the 12th arrondissement
The 14th arrondissement (9,600 euros/m² median price)
Denfert-Rochereau, Alésia, and rue Daguerre form a residential triangle with an active neighbourhood life. Parc Montsouris (15 hectares) and the many squares offset urban density. Schools are of good quality and prices remain lower than the neighbouring 6th.
Discover the 14th arrondissement
Where can you buy in Paris on a budget of 250,000 to 400,000 euros?
In the 19th (median 8,200 euros/m²), the 20th (8,400 euros) and the 13th (8,800 euros), the three cheapest arrondissements in Paris. That budget buys a one-bedroom of 35 to 45 m², so 285,000 to 370,000 euros in the 19th, and you have to look northeast or southeast to stay under the ceiling. A first purchase in Paris with this budget naturally points towards the northeastern and southeastern arrondissements. These areas allow you to acquire a two-bedroom or small three-bedroom at still-contained prices per m².
The 19th (8,200 euros/m² median price)
The 19th is the least expensive arrondissement in Paris. A one-bedroom of 35 to 45 m² can be found between 285,000 and 370,000 euros. The Buttes-Chaumont and La Villette neighbourhoods offer a pleasant living environment, with two large parks (25 and 55 hectares), the Cité des Sciences, and the Philharmonie.
The 19th attracts a young, creative population. Gentrification is progressing around Buttes-Chaumont and the Canal de l’Ourcq, supporting appreciation potential. A property hunter specialised in the area spots high-potential addresses before they appear in general trends.
Discover the 19th arrondissement
The 20th (8,400 euros/m² median price)
Belleville, Ménilmontant, and Jourdain concentrate a dense cultural offering. Parc de Belleville offers one of the most open views of Paris. The Gambetta neighbourhood, more residential, attracts families and couples seeking space. The entry ticket for a two-bedroom ranges between 295,000 and 380,000 euros. Rental demand is strong here.
Discover the 20th arrondissement
Which arrondissements are best for a rental investment?
The 10th, the 11th and the 18th, where a gross yield of 3.4 to 4% combines with appreciation potential. Their median prices, 9,400, 10,000 and 9,000 euros/m² respectively, remain below the Paris median of 9,900 euros/m² while capturing near-continuous rental demand from young professionals. Investors seeking that yield-plus-appreciation pairing look towards arrondissements in advanced gentrification.
The 10th (9,400 euros/m² median price)
The Canal Saint-Martin and its surroundings attract a population of young professionals and executives who sustain rental demand. Gross yield sits between 3.5 and 4% for a well-located studio or two-bedroom. The renovation of Gare du Nord reinforces the area’s appeal. Prices remain below both neighbours: 6% under the 11th (10,000 euros/m²) and 15% under the 9th (11,000 euros/m²), leaving room for growth.
Discover the 10th arrondissement
The 11th (10,000 euros/m² median price)
The 11th offers rental profitability of around 3.4% with virtually zero vacancy. Bastille, Oberkampf, and Charonne attract a young population with strong rental purchasing power. Annual appreciation over the past five years exceeds 4%. A property hunter identifies off-market properties in this area that escape the standard listing platforms.
Discover the 11th arrondissement
Where do you buy in Paris for safe-haven value?
In the 6th (median 14,500 euros/m²), the 7th (14,400 euros) and the 16th (11,000 euros), where available stock is structurally low and international demand is continuous. These are the areas where resale is fastest and least sensitive to market corrections. Buyers seeking a prestigious address turn to the Left Bank and western Paris.
The 6th (14,500 euros/m² median price)
Saint-Germain-des-Prés, Luxembourg, Odéon: the 6th is the most expensive neighbourhood in Paris. Prices exceed 16,000 euros/m² for properties with views of the Jardin du Luxembourg. Available stock is structurally low. A property hunter active in the 6th relies on a network of notaries and building caretakers to access properties before they go on the public market.
Discover the 6th arrondissement
The 7th (14,400 euros/m² median price)
The 7th is the diplomatic quarter of Paris: embassies, international institutions, the Eiffel Tower, and Les Invalides. The Haussmann apartments of the Rue Cler and Saint-Thomas-d’Aquin areas are passed down from generation to generation. International demand supports prices, which have not experienced any significant drop during the market corrections of the past fifteen years.
Discover the 7th arrondissement
How do you actually choose your arrondissement?
In four steps: define your profile, set your real budget including fees, list your non-negotiable constraints, then visit at least three arrondissements before starting the active search. At Home Select, every search begins with that framework.
Define your profile. Primary residence for a family, pied-à-terre, rental investment, first purchase: each project points towards different arrondissements. Our first-time buyer guide for Paris details the approach for first-time purchasers.
Set your actual budget. Notary fees (7 to 8%), potential renovation costs, and co-ownership charges must be factored in from the search phase.
Identify your non-negotiable constraints. School district, commute time, natural light, floor level: these criteria eliminate entire arrondissements. Our guide to the best arrondissements for families specifically addresses family constraints.
Visit at least three arrondissements. A property hunter organises comparative viewings to refine the choice before launching the active search.
Our 16 apartment hunters cover all 20 Parisian arrondissements. Contact us to define together the arrondissement that matches your project.
Sources
Frequently asked questions
01 Which is the cheapest arrondissement to buy in Paris in 2026?
The 19th arrondissement is the least expensive in Paris in 2026, with a median price of 8,200 euros/m² (average price 9,000 euros/m²). The 20th follows at a median 8,400 euros/m² and the 13th at 8,800 euros/m². These three arrondissements offer the best opportunities for first-time buyers with a budget under 400,000 euros.
02 Which Parisian arrondissement offers the best appreciation potential?
The 10th and 12th arrondissements present the best appreciation potential in 2026. The 10th benefits from the Canal Saint-Martin dynamic and the renovated Gare du Nord, with prices still 10% below its neighbours (9th and 11th). The 12th is boosted by the Bercy-Charenton development and its position on the extended Line 14.
03 Which arrondissement should a family choose in Paris?
The 15th arrondissement is the most family-friendly in Paris. It offers the highest density of quality schools, green spaces (Parc André Citroën, Parc Georges Brassens), affordable family-sized apartments (9,600 euros/m² median price) and a calm residential setting. The 12th and 14th are also excellent options.
04 Which Paris arrondissement should I choose for a rental investment in 2026?
The 10th, 11th and 18th offer the best yield-to-appreciation balance in 2026. The 10th (9,400 euros/m² median price) and the 11th (10,000 euros/m²) deliver a gross yield of 3.4 to 4% with near-zero rental vacancy, driven by demand from young professionals. The northern 18th offers the highest yields (4 to 5% gross) with still-accessible entry prices. A property hunter identifies off-market properties in these areas that escape the usual portals.
