Paris 13e, Île-de-France
Île-de-France · Paris
The vertical 13th and the village 13th: on one side the towers of the Olympiades and the four-silhouette national library, on the other the Butte-aux-Cailles, its paved lanes and its Art déco pool. Between the two, the place d’Italie makes the junction, and prices remain among the most accessible in intramuros Paris.
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
Carte T professional licence · Professional liability insurance · FCI member
Paris 13e at a glance
01The market
In 2025, 1,599 sales were recorded in Paris 13th: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -12% since 2021 and -0.3% over one year: a market correcting, address by address.
Sales range from €6,300/m² to €12,300/m²: address and condition make the price.
The median stands at €8,800/m² in 2025, steady after four years of continuous decline, from €10,000/m² in 2021 to €8,800/m² in 2024, a drift of 0.3% over one year. First decile at €6,300/m², ninth at €12,300/m²: the band spans the gap between the tower blocks and the houses of the butte.
1,599 sales in 2025, an average floor area of 45.4 sqm, a time to sale of 54 days: buyers here view widely, compare and negotiate hard. The two-bedroom flats with lift and parking of the Olympiades and the renovated houses of the butte concentrate the firmest demand.
Vigilance concerns the co-ownerships of the towers and the 1960s-1970s estates: lift charges, collective heating, difficult votes in the large buildings. With 28% owners, building governance weighs on value as much as the address.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €10,000/m² | 0 |
| 2022 | €9,800/m² | 0 |
| 2023 | €9,100/m² | 0 |
| 2024 | €8,800/m² | 0 |
| 2025 | €8,800/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 13th, 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 natures: the towers and the cobbles, the library and the butte.
Around the Pitié-Salpêtrière and its chapel, the medical and academic offer sustains a solvent rental demand: small flats for carers and students, rental buildings along boulevard de l’Hôpital.
The towers of the Italie 13 district and the giant murals of the boulevards: two-bedroom flats with lift and parking at prices unfindable closer to the centre, and continuous shopping life down to the place d’Italie.
Paved lanes, workshops and townhouses around the place Paul Verlaine: the Art déco pool, the cafés and the world’s tables have made the quarter the refuge of craftspeople and renovating families.
The cité Florale lines up houses and gardens between boulevard Kellermann and boulevard Masséna: an intramuros village stock bought to stay thirty years, provided you enjoy walking to the metro.
Along the Austerlitz and Bercy quays, recent towers from the 2000s: balconies over the river, lifts, parking, recent standards. An international buyer’s choice for contemporary comfort, with attention to the charges of large co-ownerships.
Between place d’Italie and the Choisy park, the cité Florale lines up brick houses, rose bushes and car-free streets: the provinces in the heart of the 13th. Small houses rarely for sale, to be compared with the neighbouring lanes and their allotment gardens.
Cobbled streets, a green square, an Art déco swimming pool, small restaurants: the 13th everyone envies. Beamed one-bedrooms with ceramic tiles, in buildings often without a lift, two stops from line 6.
Three buying profiles to place your own in Paris 13th. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Paris 13th, 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 13th lives at two speeds: mornings belong to the flows of the place d’Italie and the gym halls of the boulevards; evenings belong to the terraces of the Butte-aux-Cailles and the Seine quays by the library. Families take over the squares of the new blocks and the parc de Choisy.
Culture here is written large: the national library and its reading rooms, the Gobelins manufactory and its weavers, the fashion and design school in the former docks, and the giant murals of the towers, an open-air gallery.
Three projects, three markets
The 13th lays two markets side by side: the Butte-aux-Cailles village, low stone and sloping streets, and the refurbished towers of the south. Rental demand is student and young, driven by the universities and the Salpêtrière nearby. The towers’ charges come under systematic examination before any offer, the village stock keeping the favour of long purchases.
The 13th stands apart from prestige second homes, but the flat serves as a first step: the two-bedroom bought to settle in, kept as a Parisian base when the family grows elsewhere. The Butte-aux-Cailles, with its village air, holds that use best. The national library and the Seine open the Sunday walks.
Living in the 13th is a Paris of village and towers: the Butte-aux-Cailles for cafés, the market, the art-deco swimming pool, and the parks of the heights on the Maison-Blanche side. Five lines, métro and RER C included, serve the arrondissement. Families like the surfaces and school on foot: the trade-off is a more car-based layout.
04From abroad
The renovated Gare d’Austerlitz and its RER C open the 13th towards Orly and the Seine valley; the driverless line 14 links Bibliothèque François Mitterrand and Olympiades to the Gare de Lyon and Saint-Lazare within minutes; lines 5, 6 and 7 cross the arrondissement from La Salpêtrière to Maison-Blanche. Night buses and bikes complete a quarter that has learned to circulate. Roissy is reached on line B with a change at Châtelet, in about half an hour. A buyer from elsewhere discovers here a Paris that listens more than it watches.
The 13th lives to the rhythm of its Asian community around the Olympiades and avenue d’Ivry, of the researchers of the national Library and the Salpêtrière hospital campus, and of an urban art scene that draws artists from all over the world onto the walls of boulevard Vincent Auriol. Foreign students, international medical staff, mixed families of the Butte-aux-Cailles: diversity here is old and peaceful. The 28 per cent owner share signals a largely rental market, which Home Select knows how to read for buyers who are still comparing.
Fifteen hundred and ninety-nine sales a year and a 54-day selling time: the 13th leaves time to choose. The lunar new year parade in February livens the Asian quarter without touching the sales calendar. Spring and September remain the active windows, the riverside towers selling mostly between two letting contracts. In winter the Butte-aux-Cailles is viewed under dry feet beneath the arches, and negotiations open more easily.
Property finder in Paris 13th
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Paris 13th 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 13th.
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 13th, 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.
Between two gates of the same block, the distance to the metro changes the price: place d’Italie, Olympiades and Corvisart structure the market. Time it before you offer.
Lift, collective heating, caretaker: in the large estates, charges vary sharply from one tower to the next. A low price per square metre can be paid every month.
Houses and small buildings of the Butte-aux-Cailles sometimes date from the nineteenth century: damp, electrics, roof. Charm has a cost, and we cost it before the offer.
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 13th 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 13th07Fees
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 median at €8,800/m²: one of the lowest entry tickets in intramuros 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 13th stands at €8,800/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 €8,800/m² on 2025 sales: a 40 sqm one-bedroom trades around €352,000, and half of the sales fall between €6,300 and €12,300/m² depending on the quarter, the tower or the house.
Three reasons: a recent, vertical stock less scarce than the Haussmannian one, a real distance to the centre, and tower co-ownerships with heavy charges. In return: larger floor areas and lifts everywhere.
In 2025, 1,599 sales were recorded in Paris 13th: enough to choose from, never enough for the finest addresses. The median for apartments has moved -12% since 2021 and -0.3% 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 13e, 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 13e, the monitoring starts with two sectors: Salpêtrière and boulevard de l’Hôpital, then Gare and the Olympiades. That is often where the unfindable property is.
Demand is wide, students around the universities and the library, carers from the Pitié-Salpêtrière, families in the towers: vacancy is low. The yield depends on the entry price and the charges, and we check both before the offer.
The Olympiades offer space, lifts and parking; the butte offers cobbles, houses and character. Budgets rarely differ; lives always do.
Four metro lines and RER C cross it, and line 14 runs to the Gare de Lyon in minutes: yes. But the arrondissement is large, and some blocks of Maison-Blanche remain ten minutes from the station.
Insulation, windows, sometimes electrics, and above all the façade and boiler votes that return in cycles. The minutes of the general meeting say more than the brochure.
Home Select, a property finder in Paris 13th, 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 13e. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Paris Paris 14e €9,600/m² Montparnasse · Parc-de-Montsouris 
Paris Paris 15e €9,600/m² Saint-Lambert and Vaugirard · Necker and rue de Sèvres 
Paris Paris 16e €11,000/m² Passy and La Muette · Trocadéro and Chaillot Apartment finder in Paris 14th Apartment finder in Paris 15th Apartment finder in Paris 16th
Every city where Home Select hunts in Île-de-France: Apartment finder in Paris Apartment finder in Paris 1st Apartment finder in Paris 2nd Apartment finder in Paris 3rd Apartment finder in Paris 4th Apartment finder in Paris 5th Apartment finder in Paris 6th Apartment finder in Paris 7th Apartment finder in Paris 8th Apartment finder in Paris 9th Apartment finder in Paris 10th Apartment finder in Paris 11th Apartment finder in Paris 12th Apartment finder in Paris 14th Apartment finder in Paris 15th Apartment finder in Paris 16th Apartment finder in Paris 17th Apartment finder in Paris 18th Apartment finder in Paris 19th Apartment finder in Paris 20th Apartment finder in Montreuil Apartment finder in Pantin Apartment finder in Le Pré-Saint-Gervais Apartment finder in Les Lilas Apartment finder in Bagnolet Apartment finder in Saint-Ouen-sur-Seine Apartment finder in Saint-Denis Apartment finder in Clichy Apartment finder in Levallois-Perret Apartment finder in Neuilly-sur-Seine Apartment finder in Saint-Cloud Apartment finder in Suresnes Apartment finder in Boulogne-Billancourt Apartment finder in Issy-les-Moulineaux Apartment finder in Vanves Apartment finder in Malakoff Apartment finder in Montrouge Apartment finder in Charenton-le-Pont Apartment finder in Vincennes Apartment finder in Saint-Mandé
Whole area: property finder in Île-de-France
Your search covers Paris 13e and Paris 14e? 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 13th
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.
