Paris 12e, Île-de-France
Île-de-France · Paris
The 12th holds two Parises in one: the city of stations around Bastille and Gare de Lyon, and the long stroll that runs from the Coulée verte to the Bois de Vincennes. The lowest density in the capital, recent flats and the calm of the Bercy park make it the choice of families who want Paris without the tumult.
A property finder answers within one working day. A first confidential conversation, with no commitment.
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Paris 12e at a glance
01The market
In 2025, 1,730 sales were recorded in Paris 12th: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -12% since 2021 and +1.3% over one year: a market correcting, address by address.
Sales range from €6,800/m² to €11,800/m²: address and condition make the price.
The median stands at €9,100/m² in 2025, a slight rebound after a low of €9,000/m² in 2024 and a steady slide from €10,400/m² in 2021. First decile at €6,800/m², ninth at €11,800/m²: the band is narrow, the arrondissement being homogenous, between the low-rise houses of Picpus and the Bercy estates.
1,730 sales in 2025, on an average floor area of 47 sqm, within 43 days: a balanced market, where families negotiate more than elsewhere. Flats with a balcony over the Bercy park and the houses of the Bercy village trigger the fastest decisions.
The young stock, three quarters post-1919, shifts vigilance towards charges: lifts, collective heating and car parks of the 1980s to 2000s estates. Check the voted works, the appointed managing agent and the accounts before the offer.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €10,400/m² | 0 |
| 2022 | €10,200/m² | 0 |
| 2023 | €9,600/m² | 0 |
| 2024 | €9,000/m² | 0 |
| 2025 | €9,100/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 12th, 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, two speeds: the useful bustle of the stations and the calm of the houses behind Nation.
From the place de la Bastille to the Gare de Lyon, the most central offer of the 12th: Haussmannian buildings, lively streets off rue de Charenton, and the first arches of the Viaduc des Arts carrying the Coulée verte east.
The former wine warehouses have become the Bercy village, its stores turned into shops and its themed gardens; the urban project added recent estates facing the park. Family demand is the strongest in the arrondissement here.
Avenue Daumesnil and its viaduct: the planted walkway runs above the cabinetmakers and studios of the Viaduc des Arts. Below, 1930s buildings and houses, with the zoo of the Bois de Vincennes at the gate.
Beyond the place de la Nation, calm streets, low-rise lanes and small co-ownerships: the gentlest prices of the arrondissement, provided you accept the distance to the stations.
In the converted former wine warehouses, the Bercy village lines up cobbled lanes, restaurants and small characterful co-ownerships, steps from the park and the Seine. A beamed one-bedroom, for a warm pied-à-terre use.
Behind Nation, Picpus and Montempoivre hide stone-and-brick houses with gardens, a true rarity in Paris. For a family working in La Défense or reaching Lyon by TGV, with part of the budget set aside for regular upkeep.
Under the arches of the viaduct and along the Coulée verte, the craft and artists’ workshops of Bel-Air convert into homes. Double volumes, overhead light, commercial use rules to be checked before the offer.
Three buying profiles to place your own in Paris 12th. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Paris 12th, 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
The 12th breathes: metro corridors open onto squares, children learn to cycle in the Bercy park, and Sundays split between the paths of the Bois de Vincennes and the Coulée verte, four and a half kilometres above the rooftops.
Going out is easy: an evening at the Opéra Bastille, a concert at the Bercy Arena, a film at the Cinémathèque in the Frank Gehry building, and the bois zoo for Wednesdays. The Gare de Lyon puts Lyon two hours away.
Three projects, three markets
The 12th offers what intramuros Paris charges for everywhere else: space. Family three-bedroom flats in Bercy and Picpus let to families as to executives of the Gare de Lyon, and the Bois de Vincennes extends the weekend. The median is among the gentlest of the East. The audit concerns the 1970s co-ownerships to refresh.
The 12th hosts practical secondary buying: the reserve flat near the Gare de Lyon, kept for journeys south, or the family pied-à-terre by the bois for cycling weekends. The Coulée verte and the Viaduc des Arts make the daily walk. Check the real link to the RER A: it changes the use of the flat.
Settling in the 12th is choosing space without leaving Paris: Bercy and its village, the Parc de Bercy, the Bois de Vincennes, the zoo for the children. Five lines, métro and RER A included, ring the arrondissement. Families cross paths with La Défense executives: the Gare de Lyon puts the office a quarter of an hour away.
04From abroad
The Gare de Lyon changes everything: TGV towards the Mediterranean and Marseille in three hours, RER A to La Défense, Nation and the west, suburban trains up the Marne valley, and a ballet of business taxis at all hours. Lines 1, 6, 8 and 14 criss-cross the arrondissement, from Bastille to the bois de Vincennes, the driverless 14 joining Saint-Lazare and Olympiades without a driver. The quieter Gare de Bercy receives the night trains. Roissy and Orly stay half an hour from the centre: for a buyer from the south, the 12th is the natural first stop.
The international community of the 12th follows two lines: visiting executives around the Gare de Lyon and Bercy, at home in the business hotels and the concert halls of the Arena, and mixed families settled along the Coulée verte and towards Daumesnil, charmed by the schools and the port quays. Consulates and head offices of south-eastern Paris employ many foreigners here. Average floor areas exceed 47 square metres, and the smaller share of owners favours the rental investment that Home Select structures for non-resident buyers.
Seventeen hundred and thirty sales a year, an average selling time of 43 days: the 12th breathes more than the central arrondissements. Families view in spring, before the school year; homes near the Gare de Lyon attract executives all year round. In summer, the Bercy park and the port guinguettes make viewings pleasant, and sellers away on holiday open windows for negotiation. The market picks up squarely in September.
Property finder in Paris 12th
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Paris 12th 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 12th.
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 12th, 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.
The arrondissement stretches from Bastille to the Porte de Charenton: in Picpus or Montempoivre, ten minutes’ walk separate a liquid flat from a negotiable one. Value follows the stations, lines 6 and 8 first.
Lift, collective heating, caretaker: the 1980s to 2000s co-ownerships show charges varying twofold. Compare the real price, charges included.
Next to the Gare de Lyon or the boulevard Poniatowski, a flat can live to the rhythm of the rails and the ring road: visit at rush hour, windows open.
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 12th 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 12th07Fees
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. The lowest density in Paris, Bois de Vincennes included: 8,597 residents per sq km. 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 12th stands at €9,100/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 €9,100/m² on 2025 sales: a 40 sqm one-bedroom trades around €364,000, and half of the sales fall between €6,800 and €11,800/m² depending on proximity to the park, the metro and the station.
No: line 1 links Bastille to Châtelet in minutes, line 14 serves the Gare de Lyon, and RER A runs to La Défense and Marne-la-Vallée alike. The calm of the 12th is paid in metro minutes, rarely in euros.
In 2025, 1,730 sales were recorded in Paris 12th: enough to choose from, never enough for the finest addresses. The median for apartments has moved -12% since 2021 and +1.3% 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 12e, 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 12e, the monitoring starts with two sectors: Quinze-Vingts and Bastille, then Bercy. That is often where the unfindable property is.
It is one of the best space-for-price ratios in intramuros Paris: 47 sqm on average, schools and parks in every quarter, and a median below that of the central arrondissements.
Bercy plays the contemporary: recent estates, park and village. Daumesnil plays the stroll: the viaduct above, the 1930s below. The medians are close; the styles are not.
Indirectly: the bois cannot be built on, but its proximity, zoo, lakes and lawns, supports the quarters along it, Bel-Air and Picpus first.
Charges first, lift and heating, then the voted works, façades and roof terraces, finally the acoustic quality. We check all three before the offer.
Home Select, a property finder in Paris 12th, 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 12e. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
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 
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Whole area: property finder in Île-de-France
Your search covers Paris 12e and Paris 13e? 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 12th
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.
