Paris property prices 2026: complete analysis by arrondissement

The average price per square metre in Paris stands at 10,450 euros in 2026, up +1.8% over the past twelve months (sources: updated DVF data, Home Select internal data from 1,200+ transactions supported since 2011). This overall figure masks a far more nuanced reality: between the 6th arrondissement at 15,800 euros/m2 and the 19th at 7,800 euros/m2, the gap is more than double. Arrondissement by arrondissement, here is what the Parisian market is telling us in 2026.

The Parisian market in 2026: recovery confirmed, disparities amplified

After two years of correction, the pullback of 2023 driven by the sharp rise in interest rates, followed by the cautious stabilisation of 2024-2025, the Paris property market is returning to positive momentum in 2026. No frenzy: the average increase of +1.8% signals a market finding its cruising speed rather than a new bubble.

Three factors structure this recovery. First, the stabilisation of borrowing rates around 3.2-3.5% has restored visibility for buyers. Second, the return of international buyers, particularly European and Middle Eastern, is re-injecting demand into the premium segments. Third, the structural scarcity of Parisian supply continues to play its role: in a city where almost nothing is built, each available property finds a buyer faster than in the provinces.

What our data from 1,200 supported transactions reveals is that this +1.8% average conceals two distinct Parises. Premium Paris (6th, 7th, 8th, 16th) is progressing modestly (+0.9% to +2.3%), already at elevated levels. Paris in transition (9th, 10th, 18th, 19th, 20th) is seeing more pronounced increases (+2.5% to +3.2%), driven by a younger buyer demographic and entry prices that remain accessible relative to the rest of the capital.

Price per m2 by arrondissement: the complete picture

Here are the average prices observed by arrondissement in 2026, based on DVF (Demandes de Valeurs Foncieres) data cross-referenced with transactions supported by Home Select.

The 1st arrondissement shows an average price of 13,500 euros/m2, up +1.2% over twelve months. It is an arrondissement of contrasts: the Louvre and Palais-Royal quarter concentrates exceptional properties above 18,000 euros/m2, while the Les Halles area, livelier and more commercial, remains below 12,000. Place Vendome and its surroundings constitute a micro-market of their own, where transactions are rare and prices no longer truly follow a per-square-metre logic.

The 2nd arrondissement sits at 11,800 euros/m2 with a notable increase of +2.1%. It is one of the smallest arrondissements in Paris and one of those that has evolved the most over the past decade. The Sentier quarter, now a tech and creative hub, attracts a population of thirty-something buyers with substantial budgets. The Bourse area retains its more traditional character with handsome Haussmann buildings.

The 3rd arrondissement reaches 13,200 euros/m2, up +1.5%. The Haut-Marais, between the Carreau du Temple and Rue de Bretagne, has become one of the most desirable quarters in the capital. Properties are scarce there, with many listed buildings, and floor areas often small, pushing the price per square metre upward. A refurbished one-bedroom of 45 m2 in a quiet street of the 3rd routinely trades above 600,000 euros.

The 4th arrondissement stands at 13,600 euros/m2 (+2.1%). The Marais remains a legendary address, driven by sustained international demand and exceptional architectural heritage. Ile Saint-Louis constitutes a market apart, with transactions so rare that each sale becomes an event. Ile de la Cite, in full renaissance after the Notre-Dame restoration works, is regaining an appeal it had partly lost.

The 5th arrondissement shows 12,800 euros/m2 (+1.3%). The Latin Quarter, Mouffetard, the Jardin des Plantes: these names resonate with buyers seeking an authentic, literary Paris. The market is stable, sustained by a population of long-standing owners who rarely sell. When a property becomes available in a fine co-ownership on the Montagne Sainte-Genevieve, competition is fierce.

The 6th arrondissement leads the ranking at 15,800 euros/m2 (+1.1%). Saint-Germain-des-Pres remains the most expensive address in Paris, by far. The Odeon-Luxembourg area is not far behind. At this price level, every transaction is a wealth management operation. Buyers are established families, wealth investors, or foreigners seeking the quintessential Parisian address. The modest increase of +1.1% reflects a market already at its ceiling: there is little room for growth when prices are already above 15,000 euros/m2.

The 7th arrondissement follows at 14,200 euros/m2 (+2.3%). This is the strongest increase among the premium arrondissements, and for good reason: the 7th is benefiting from a post-pandemic resurgence of international interest. The Eiffel Tower-Champ de Mars sector attracts high-net-worth individuals, while Rue Cler and its surroundings appeal to demanding francophone families. Les Invalides and Saint-Thomas d’Aquin offer that rare blend of discreet prestige and quality of life that few neighbourhoods in the world can claim.

Key figure — The 7th arrondissement records the strongest growth among premium arrondissements in 2026: +2.3%, driven by the return of international buyers and the scarcity of supply in the large family apartment segment.

The 8th arrondissement sits at 12,100 euros/m2 (+0.9%). Counter-intuitively, the 8th is not among the most expensive. The Triangle d’Or and Faubourg Saint-Honore pull prices upward, but the areas near Gare Saint-Lazare and the Grands Boulevards remain more accessible. The 8th is primarily an arrondissement of offices and luxury retail: residential is in the minority, which creates opportunities for those who know how to identify the right streets.

The 9th arrondissement shows 10,800 euros/m2 with the strongest growth in Paris at +3.2%. The 9th is the big winner of recent years. SoPi (South Pigalle), the Nouvelle Athenes and the Grands Boulevards area attract a population of senior managers and creatives who appreciate the neighbourhood’s energy, nightlife, cultural scene and proximity to Gare du Nord and Gare de l’Est. Growth potential remains real: at 10,800 euros/m2, the 9th is still well below its neighbours in the 8th and 2nd.

The 10th arrondissement reaches 9,600 euros/m2 (+2.8%). The Canal Saint-Martin continues to attract, but the entire arrondissement is benefiting from a controlled gentrification dynamic. The Gare du Nord-Gare de l’Est sector remains the least expensive, while the quiet streets between the canal and Rue du Faubourg-Saint-Denis concentrate the most sought-after properties. For a property hunter, the 10th is a fascinating territory: price gaps from one street to the next can reach 30%.

The 11th arrondissement sits at 9,800 euros/m2 (+2.5%). Oberkampf, Bastille, Charonne: three atmospheres, three markets within a single arrondissement. The 11th is the most populated in Paris and one of the most commercially dynamic. Prices have risen strongly over the past decade, driven by the neighbourhood’s vitality and exceptional transport links. A two-bedroom in a quiet street in Charonne now trades at around 550,000 to 650,000 euros.

The 12th arrondissement shows 9,200 euros/m2 (+1.8%). Often underrated, the 12th offers remarkable value for money for Paris. The Nation area is well-served, Bercy has modernised, and proximity to the Bois de Vincennes is a major asset for families. This is an arrondissement our property hunters regularly recommend to buyers seeking space without leaving Paris.

The 13th arrondissement sits at 8,800 euros/m2 (+2.0%). The Butte-aux-Cailles retains its village charm at prices that remain contained. The Bibliotheque-Paris Rive Gauche sector, more modern, attracts a different clientele with its recent buildings and proximity to the university campus. The 13th is a transitional arrondissement: some streets are still at 7,500 euros/m2 while others exceed 10,000.

The 14th arrondissement reaches 10,200 euros/m2 (+1.5%). Montparnasse, Denfert-Rochereau, Alesia: the 14th is a quintessentially residential arrondissement. Prices are stable and buyers loyal, with much generational renewal among long-established families. Villa d’Alesia and the small streets around Place Denfert constitute micro-markets where properties sell within days.

The 15th arrondissement shows 10,000 euros/m2 (+1.4%). It is the largest arrondissement in Paris by area, and one of the most varied. The Commerce-La Motte-Picquet area borders the 7th and shares some of its advantages, while Convention offers a more down-to-earth setting. The 15th is the favoured hunting ground of Parisian families wanting large apartments at still-reasonable prices, “reasonable” being relative to Paris, of course.

The 16th arrondissement stands at 12,400 euros/m2 (+1.8%). The 16th is a dual arrondissement: the north (Trocadero, Passy, Victor Hugo) is clearly premium, while the south (Auteuil, Porte de Saint-Cloud) is more affordable. Trocadero with an Eiffel Tower view remains one of the most exclusive markets in Paris. La Muette and Passy appeal to families with their renowned schools and quality shopping streets.

Jean Mascla’s advice — Do not look solely at the average price of an arrondissement. The 16th is a good example: between a Haussmann apartment on Avenue Victor Hugo at 16,000 euros/m2 and a 1970s property at Porte d’Auteuil at 9,000 euros/m2, you are in the same arrondissement but not at all in the same market. A property hunter helps you navigate precisely these subtleties.

The 17th arrondissement shows 10,600 euros/m2 (+2.2%). Les Batignolles, boosted by the development of the Clichy-Batignolles quarter and the arrival of the Palais de Justice, continue their transformation. The Ternes area, more bourgeois, borders the 8th and shares its atmosphere. Les Epinettes, to the north, remain more accessible and attract first-time buyers. The 17th is an arrondissement on the rise, and prices reflect this dynamic.

The 18th arrondissement sits at 9,400 euros/m2 (+2.6%). Eternal Montmartre, with prices that defy geography: an apartment with a view of the Sacre-Coeur can exceed 15,000 euros/m2, while a property on Rue Ordener will be below 8,000. Les Abbesses and Jules Joffrin concentrate the bulk of the demand. The 18th perfectly embodies the Parisian mosaic: from one street to the next, you change worlds.

The 19th arrondissement is the least expensive in Paris at 7,800 euros/m2, but it is also one of the fastest growing with the Buttes-Chaumont: +3.1%. The Parc des Buttes-Chaumont and the Mouzaia quarter, with its paved villas, attract a buyer population that sees it as the next 10th arrondissement. It is a bet on the future, but a bet that more and more buyers are making, and that the figures are beginning to validate.

The 20th arrondissement rounds out the panorama at 8,200 euros/m2 (+2.9%). Belleville, Pere-Lachaise, Jourdain, Gambetta: the 20th is the melting pot par excellence. The Jourdain quarter has gentrified considerably, while Belleville retains its popular and cosmopolitan character. The 20th probably offers the best medium-term appreciation potential of all Parisian arrondissements, but you need to know how to pick the right street.

Dynamics by property type

Average prices per square metre tell only part of the story. Property type, floor area and condition considerably influence the final price.

Studios and one-room apartments (under 30 m2) display prices per square metre systematically above their arrondissement average, often by 15 to 25% more. A refurbished studio in the Marais can thus reach 16,000 to 17,000 euros/m2. This phenomenon is explained by rental demand and the psychological threshold of total price: a studio at 350,000 euros finds a buyer more easily than a two-bedroom at 750,000, even if the price per square metre is higher.

One-bedrooms (30-50 m2) constitute the core of the Parisian market. They account for the majority of transactions and their prices per square metre are closest to the published average. This is the reference segment for comparing arrondissements. In 2026, a 45 m2 one-bedroom in good condition trades between 350,000 euros (19th-20th) and 710,000 euros (6th), excluding exceptional properties.

Two- and three-bedrooms (50-90 m2) see their price per square metre decrease as floor area increases, but the total amounts limit the number of potential buyers. Above 600,000 euros, the market narrows significantly. It is on this segment that the work of a property hunter takes its full meaning: well-located family properties are rare and sell fast, often before being listed on the portals.

Large apartments (over 100 m2) constitute a market apart. Prices per square metre are paradoxically lower than for smaller properties: a large Haussmann five-bedroom in the 7th can trade at around 12,000-13,000 euros/m2, where a studio in the same building would exceed 15,000. But the total amount (1.2 to 2 million euros and above) restricts demand to wealth buyers and international purchasers. This is the off-market segment par excellence: sellers of these properties prefer discretion.

Key figure — In 2026, the average selling time in Paris is 62 days for a property at market price. This drops to 35 days for well-located and well-presented one- and two-bedrooms, and can exceed 90 days for overpriced or atypical properties. Our hunters find their clients’ property in 45 days on average, showing them only 3 targeted properties.

Five arrondissements to watch in 2026

Certain arrondissements deserve particular attention this year, either for their price dynamic or the urban transformations affecting them.

The 9th arrondissement remains the most dynamic in the Parisian market. At +3.2% growth and an average price still contained at 10,800 euros/m2, the differential with the neighbouring 2nd (11,800) and 8th (12,100) leaves room for further appreciation. The diversity of supply, from small studios under the rooftops to family apartments in Haussmann buildings, attracts all buyer profiles. SoPi has not finished its transformation.

The 19th arrondissement is growing at +3.1%. At 7,800 euros/m2, it is the most accessible entry point in Paris intra-muros. The Parc des Buttes-Chaumont acts as a magnet for families tired of the suburbs. The Mouzaia quarter, with its atypical townhouses, has become an increasingly open secret. Buy-to-let investors find yields impossible to achieve in the central arrondissements.

The 20th arrondissement (+2.9%) follows a similar trajectory, driven by the dynamism of Jourdain and the gradual upscaling of Belleville. The 20th benefits from demand spillover from buyers who can no longer find what they want in the neighbouring 11th, which has become too expensive for many.

The 10th arrondissement (+2.8%) confirms its attractiveness. The Canal Saint-Martin has become an established address, but it is the area between the canal and Gare de l’Est that holds the best opportunities. Prices there are still 20% below those along the canal, for a comparable quality of life.

The 7th arrondissement (+2.3%) is a surprise in this ranking. Its presence among the strongest progressions is explained by the return of international buyers to the large apartment segment. Properties of more than 150 m2 with a balcony or terrace in the Eiffel Tower-Invalides-Champ de Mars triangle generate demand that far exceeds available supply.

The impact of the DPE on prices: the 2026 variable

The Energy Performance Rating (DPE) has become a price factor in its own right. Properties rated F and G (thermal sieves) carry an average discount of 12 to 18% compared to equivalent properties rated C or D. This discount is more pronounced in the popular arrondissements, where buyers have tighter budgets and cannot absorb renovation costs.

Conversely, properties rated A or B enjoy a premium of 5 to 8%. This phenomenon is new in Paris, where energy performance was historically secondary in the purchasing decision. In 2026, it has become a systematic negotiating factor.

For savvy buyers, properties rated E or F in handsome Haussmann buildings represent an opportunity: buy at a discount, renovate, and end up with a property rated C or D whose value has mechanically increased. This is a strategy our property hunters regularly deploy for their investor clients.

Existing vs new-build: two markets, two logics

The Parisian market is massively dominated by existing properties, accounting for over 90% of transactions. New-build is virtually non-existent within Paris city limits, restricted to the rare developments in the ZAC Rive Gauche (13th), Clichy-Batignolles (17th) and a handful of one-off operations. New-build prices in Paris range from 12,000 to 17,000 euros/m2 depending on the arrondissement, with specifications including the latest environmental standards and reduced notary fees (approximately 2.5% vs 7-8% for existing).

This differential in notary fees is often underestimated. On a purchase at 800,000 euros, the gap between new and existing represents approximately 40,000 euros in fees, a sum that would comfortably finance renovation works in a fine period building. This is a calculation our hunters systematically make with their clients: in many cases, a renovated period apartment in a handsome Haussmann building offers better value for money than a standardised new-build programme.

The renovation market, indeed, has become a segment in its own right. Properties requiring renovation carry a discount of 15 to 25% compared to fully refurbished equivalents, depending on the scope of works. For a buyer willing to manage a three-to-six-month project, this is a route into arrondissements otherwise beyond budget. The 6th at 12,000 euros/m2 for an apartment to renovate is achievable, while the same property refurbished would exceed 16,000.

Forecasts: where is the Parisian market heading?

Forecasting property prices is a perilous exercise, and anyone offering certainties is misleading you. What fifteen years of observing the Parisian market teaches us is that Paris obeys structural fundamentals that limit extreme scenarios.

The most likely scenario for the next twelve months is a continuation of moderate growth, in the order of +1.5% to +2.5% on average. Several signals support this projection: interest rate stability, the gradual return of transaction volume (still 15% below the 2021 peak but in clear recovery), and international demand that remains strong in the premium segments.

The main risk is macroeconomic: a major economic downturn or a new financial crisis could freeze the market, as in 2008-2009 or 2023. But even in that scenario, history shows that the Parisian market corrects modestly (rarely more than 5-8%) and recovers quickly. The scarcity of land and the global attractiveness of Paris constitute a structural floor that provincial cities do not have. Our comparison with major European capitals confirms that Paris remains relatively affordable versus London or Munich.

By arrondissement, the disparities in growth should intensify. The popular arrondissements in transition (9th, 10th, 18th, 19th, 20th) still have significant catch-up potential relative to the Parisian average. Conversely, the premium arrondissements (6th, 7th) will move at the pace of international demand and supply, meaning slowly, for lack of available properties.

One point deserves attention: transaction volume. In 2026, Paris records approximately 35,000 sales in the existing market, up 12% from the 2023 trough but still far from the 42,000 transactions of 2021. This gradual return of volume is a positive signal: it indicates that sellers are accepting market prices and buyers are regaining confidence. When volume recovers, prices follow. This is a constant of the Parisian market over the past thirty years.

Jean Mascla’s advice — The best time to buy in Paris is when your life project demands it and your financing is secured. Trying to “time” the market is an illusion: in fifteen years, I have seen buyers wait for a correction while prices rose 30%. In Paris, the cost of waiting almost always exceeds the hoped-for gain from a hypothetical correction.

What these figures mean for your project

The figures presented in this article are averages. Yet nobody buys an average. Your future apartment is on a specific street, on a specific floor, in a specific condition. Two properties in the same building can show a 20% price gap depending on orientation, floor level and the state of the kitchen and bathroom.

This is precisely where the expertise of a property hunter makes the difference. Our 16 hunters know prices street by street, not just averages by arrondissement. When we support a buyer, we do not search for a property “in the 7th”: we search for a property on the three or four streets of the 7th that correspond exactly to their lifestyle, their budget and their non-negotiable criteria.

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The price data presented in this article is drawn from updated DVF (Demandes de Valeurs Foncieres) transactions from the first quarter of 2026, cross-referenced with Home Select internal data from 1,200+ supported transactions since 2011. Average prices per m2 are indicative and may vary significantly depending on floor level, property condition, natural light and the specific street. For a personalised budget assessment, contact one of our hunters.

These figures are drawn from our 1,200 client engagements since 2011 in Paris. They are not theoretical estimates; they are the actual prices at which our clients buy. Speak to a market expert.