Paris 11e, Île-de-France
Île-de-France · Paris
The highest density in Paris, seven metro lines, 2,622 sales a year: the 11th is the great buying machine of the centre-east. Buyers hunt a one-bedroom near Oberkampf, a former shop on rue de la Roquette or a paved courtyard behind Sainte-Marguerite, and they stay because everything, from coffee to cinema, happens on foot.
A property finder answers within one working day. A first confidential conversation, with no commitment.
Home Select since 2011 · 1,200+ buyers guided · 4.8/5 on Google (130+ reviews) · Paid 100% on success
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Paris 11e at a glance
01The market
In 2025, 2,622 sales were recorded in Paris 11th: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -11% since 2021 and +1.6% over one year: a market correcting, address by address.
Sales range from €7,500/m² to €13,300/m²: address and condition make the price.
The median stands at €10,000/m² in 2025, after four years of retreat: €11,200/m² in 2021, €9,900/m² in 2024. The 1.6% rebound over one year confirms a floor, with a first decile at €7,500/m² and a ninth at €13,300/m²: address, floor and lift account for almost the whole gap.
The market turns fast: 2,622 sales in 2025 on an average floor area of 43.8 sqm, and a time to sale of 38 days, among the shortest in Paris. Renovated one-bedroom flats between Oberkampf and Bastille often go at the first viewing; former workshops and top floors with a terrace trigger quiet competition.
Vigilance focuses on a stock one third predating 1919: narrow staircases, pre-war electrics, façade works not yet voted. With 37% owners, co-ownership lives to the rhythm of landlords: charges, voted works and surveys are read before the offer.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €11,200/m² | 0 |
| 2022 | €11,000/m² | 0 |
| 2023 | €10,400/m² | 0 |
| 2024 | €9,900/m² | 0 |
| 2025 | €10,000/m² | 0 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
Source: DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026. The full survey, as open data
These prices are the registry’s. What your budget really buys in Paris 11th, address by address and condition included, is the first thing Home Select tells you at the first conversation.
A property finder answers within one working day. A first confidential conversation, with no commitment.
02The neighbourhoods
Four quarters, one tempo: from the roar of Oberkampf to the paved courtyards of Sainte-Marguerite, the 11th lives fast but knows how to slow down.
The engine of the arrondissement: rue Jean-Pierre Timbaud, concert venues, artists’ workshops turned into through flats. Floor areas are small and demand permanent; buyers come for a first one-bedroom, not a final address.
Around the Saint-Ambroise church and the Voltaire metro, nineteenth-century rental buildings, schools and local shops: the family segment of the 11th, one and two-bedroom flats with a continuous balcony.
From the lower rue de la Roquette to the Opéra, passages, back courtyards and former shops: the best value in the arrondissement, provided you measure the noise on a Friday evening.
Rue de Charonne and its designer shops, a village church, small co-ownerships: the quietest part of the 11th, where people settle for the long run.
In Folie-Méricourt and the lower rue Oberkampf, behind nineteenth-century façades hide cobbled courtyards and artists’ studios. Raw volumes, glass roofs, unexpected calm a hundred metres from the party: to be seized after a serious survey.
Around the church and the Aligre market, the village heart of the 11th: narrow streets, small shops, schools. A through two-bedroom flat with old beams for a young family, in a sector where family-sized homes still go within weeks.
Above the canal turned promenade, the boulevard buildings offer through flats with running balconies and views over the chestnut trees. The most sought-after segment after Bastille, to be compared floor by floor, so much does the light change.
Three buying profiles to place your own in Paris 11th. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Paris 11th, or between an apartment and a house? Home Select compares them for you, sale by sale and on video pre-viewings, before having you travel.
A property finder answers within one working day. A first confidential conversation, with no commitment.
03Living and buying
Life in the 11th happens on foot and around the clock: the morning market, the afternoon terrace and the evening gig sit within three streets. Families settle around Saint-Ambroise, night owls around Oberkampf, and everyone ends up knowing their baker, their wine merchant and their greengrocer.
On the nightlife side, density is a record: concert halls around Oberkampf and Bastille, theatres along rue de la Roquette, the Cirque d’Hiver for the holidays. Galleries drift down rue de Charonne, and the Aligre market, on the edge of the 12th, pulls the whole Sunday crowd a few streets away.
Three projects, three markets
The 11th is the most active market in Paris: over 2,600 sales a year, among the shortest times to sale, demand coming from Parisians themselves. Rentals find tenants within weeks, young couples and executives first. The stock is humbler than in the West, workshops and former manufactures included: value is created by renovation and the exact address.
The 11th rarely serves as an exception pied-à-terre, but as a flat kept after a move: many hold on to their Oberkampf or Roquette two-bedroom for Parisian weeks, between family lending and regulated letting. Rental demand absorbs everything. Check the street: a boulevard and a side street are not lived the same way.
Living in the 11th is a Paris of métros first: seven lines serve the arrondissement, from République to Bastille. The Aligre market fills the mornings, schools multiply around Saint-Ambroise and Sainte-Marguerite. It is the arrondissement of Parisians who want neighbourhood life and going out on foot.
04From abroad
No other arrondissement offers so dense a weave: lines 1, 2, 3, 5, 8, 9 and 11 cross it, from Bastille to République and from Oberkampf to Père-Lachaise. Place de la République, on the northern edge, runs direct to the Gare de l’Est and the Gare du Nord; line 1 speeds towards the Champs-Élysées, line 9 to the Opéra. Roissy and Orly stay about half an hour from the centre. For a buyer from far away the advantage is simple: whichever quarter is chosen, the connection never exceeds a few minutes, and viewings follow one another without dead time.
The 11th draws a young and creative international community: designers, musicians and entrepreneurs of the Oberkampf and Saint-Ambroise quarters, Franco-foreign couples around La Roquette, mixed families towards Sainte-Marguerite. English is everywhere in the café-workshops, gyms and bilingual childcare opening near the schools. Prices, around 10,000 euros per square metre at the median, remain reachable for Paris, and international rental demand is strong: Home Select advises foreign first-time buyers and investors alike.
Two thousand six hundred and twenty-two sales a year and an average selling time of 38 days, the shortest in Paris: here, fairly priced homes go within weeks, sometimes days. The market runs all year, neighbourhood life never really pausing. Spring remains the peak, the September restart the second window. For a remote buyer, reactivity comes first: Home Select arranges clustered viewings over two days to arbitrate quickly and well.
Property finder in Paris 11th
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Paris 11th works for the buyer, and the buyer alone: searching, viewing, checking and negotiating on your behalf. The six steps of the search, access to properties that never appear in listings, and Home Select’s two offers are detailed below.
05The service
A buyer-side search mandate, a written method, fees due on success. Here is what you entrust to Home Select in Paris 11th.
They search on your behalf and for you alone, from the written brief to the checking of every document up to the final deed: the six steps are detailed below. Home Select works for the buyer, never for the seller.
A main home, a second home, a pied-à-terre or a long-term wealth purchase in Paris 11th, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Home Select runs two offers, with the same full service: the Exclusive offer, an exclusive mandate, 2.5% of the net purchase price, minimum €10,000 incl. VAT, at every budget; the Confidential offer, a simple mandate reserved for projects of €2m and above, 1.5% of the net purchase price, dedicated to off-market properties. In both cases, nothing is due until you have bought.
Home Select completes a search in 45 days on average, with 3 viewings on average instead of more than 40, and gives a first answer within one working day.
The six steps of your hunt
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
Home Select covers the whole market: published listings, and above all what is never displayed anywhere. Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and approaches owners directly when the setting calls for it.
Home Select receives more than 100 off-market properties from its network every day.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
Home Select arranges only 3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
Home Select negotiates 6% off the asking price on average.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in Home Select’s checklists.
Every document checked before you commit.
Home Select stays by your side through to the signing before the notaire, and after: contractors, formalities, moving. Its work ends when you are settled in, not when the deed is signed.
Home Select takes a search from the brief to the authentic deed in 45 days on average.
Discover the method in detail Every step of buying in France
| Searching alone | With Home Select | |
|---|---|---|
| Viewings | 40+ viewings | 3 viewings on average |
| Search duration | 6 months | 45 days on average |
| Your time invested | 150 hours | 15 hours |
Plus a negotiation led for you: Home Select secures 6% off the asking price on average.
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
With an average of 38 days to sale, the seller picks the ready buyer: mortgage agreement in principle, deposit, responsiveness. The good deal is lost on the phone.
A bright one-bedroom on rue Oberkampf or rue de la Roquette may live at night: visit on a Friday evening and a Tuesday morning, windows open then shut.
Many old buildings, a third predating 1919, and small co-ownerships: façade, boiler and roof are paid together. The minutes of the general meeting tell the truth of the price.
A property finder answers within one working day. A first confidential conversation, with no commitment.
06Off-market properties
A share of the finest sales in Paris 11th completes without ever being listed. Home Select receives more than 100 properties every day from its 15,000 professional partners before publication, and also approaches owners directly when the setting calls for it.
These properties are not online: they are shown against a written brief, never a listing. Yours begins with a conversation.
Describe your project in Paris 11th07Fees
Home Select is paid 100% on success: nothing is due until you have bought.
Which offer fits your project?
08Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Mélanie B. Trouvé en 3 mois après 18 mois seuls
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
François D. Acheteur basé en province
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Stéphanie et Nicolas P. Recherche depuis l’étranger
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided. Client reviews
09Your project
The questions common to every city (purchase costs, remote search, choosing your finder) are gathered on one page: all the frequently asked questions.
Because the local market has its own rules. A record pace: 38 days to sale, among the shortest in Paris. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales), the median price in Paris 11th stands at €10,000/m² for an apartment. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
The median stands at €10,000/m² on 2025 sales: a 40 sqm one-bedroom trades around €400,000, and half of the sales fall between €7,500 and €13,300/m² depending on street and floor.
The average time to sale is 38 days, among the shortest in Paris: first-time buyers and landlords compete permanently. Without organisation, the best deal is only seen once sold.
In 2025, 2,622 sales were recorded in Paris 11th: enough to choose from, never enough for the finest addresses. The median for apartments has moved -11% since 2021 and +1.6% over one year: a market correcting, address by address.
Home Select completes its searches in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Paris 11e, the exact calendar depends on how rare the target property is: it is framed at the brief, then held.
Through the network and direct approach: Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In Paris 11e, the monitoring starts with two sectors: Folie-Méricourt and Oberkampf, then Saint-Ambroise. That is often where the unfindable property is.
Yes: the volume of sales, 2,622 in 2025, guarantees choice and liquidity at resale. In return, competition is sharp and renovated homes near the metro trade above the median.
Oberkampf lives at night, bars and venues included; Charonne lives by day, shops and terraces. The medians meet; the nights do not: pick your hour before your street.
Rarely: seven metro lines, buses in every direction and car-share bays on every corner. Families sometimes keep one, but basement space is scarce and dear.
In a stock one third pre-1919, electrics and plumbing come back often, kitchen and bathroom almost always, roof timbers sometimes under the top floors. We cost everything before the offer.
Home Select, a property finder in Paris 11th, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above. Home Select is paid on success only: nothing is due until you have bought.
What happens next
A first confidential conversation, with no commitment. A property finder answers within one working day.
It takes 1 minute.
Or call Home Select directly on 01 78 76 78 10
Going further
Île-de-France
One maison, one method, the same fees: the search does not stop at the limits of Paris 11e. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Paris Paris 12e €9,100/m² Quinze-Vingts and Bastille · Bercy 
Paris Paris 13e €8,800/m² Salpêtrière and boulevard de l’Hôpital · Gare and the Olympiades 
Paris Paris 14e €9,600/m² Montparnasse · Parc-de-Montsouris Apartment finder in Paris 12th Apartment finder in Paris 13th Apartment finder in Paris 14th
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Whole area: property finder in Île-de-France
Your search covers Paris 11e and Paris 12e? One mandate, one brief, and both markets compared sale by sale.
Describe your project across both townsNot yet chosen your town in Île-de-France? The brief starts from the area and narrows down with you, viewing after viewing.
Describe your project across the whole areaPrefer another channel? Call Home Select on 01 78 76 78 10, send a WhatsApp message or choose the time of the first conversation.
Cannot find your city?
Type it in: Home Select hunts wherever your project takes you, and answers within one working day.
Your project in Paris 11th
Tell Home Select what you are looking for
A first confidential conversation, with no commitment: how the property will be used, the real budget, the non-negotiable criteria, the timing. The search starts there.
Or call Home Select on 01 78 76 78 10
A property finder answers within one working day. A first confidential conversation, with no commitment.
