Paris 20e, Île-de-France
Île-de-France · Paris
The last hill of the East keeps its vines of yesterday, its workshops and its stairs: Belleville and its view over all Paris, Charonne and its houses, Père-Lachaise for memory. With 189,805 residents, the 20th remains popular, artistic and family-minded at once, at prices the centre lost long ago.
A property finder answers within one working day. A first confidential conversation, with no commitment.
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Paris 20e at a glance
01The market
In 2025, 2,156 sales were recorded in Paris 20th: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -13% since 2021 and +0.9% over one year: a market correcting, address by address.
Sales range from €6,100/m² to €10,700/m²: address and condition make the price.
The median stands at €8,400/m² in 2025, up 0.9% over one year after a low of €8,300/m² in 2024 and a steady slide from €9,700/m² in 2021. First decile at €6,100/m², ninth at €10,700/m²: one of the narrowest bands in Paris, the mark of a homogenous market.
2,156 sales in 2025, an average floor area of 45.2 sqm, within 51 days: a market that takes its time. The houses of the Campagne à Paris, extremely rare, and the workshops of Belleville trigger the fastest decisions; one-bedroom flats near Gambetta turn at the pace of ordinary viewings.
Vigilance falls on the houses and small co-ownerships: timbers, insulation and meulière façade works weigh on the budget. With only 29% owners, many buildings live to the rhythm of landlords: rules and accounts are read before the offer.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €9,700/m² | 0 |
| 2022 | €9,400/m² | 0 |
| 2023 | €8,800/m² | 0 |
| 2024 | €8,300/m² | 0 |
| 2025 | €8,400/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 20th, 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 hill: the butte that sees everything and the town that climbs gently.
From the parc de Belleville, which overlooks all Paris, to the sloping streets and the workshops open to the public: the artists’ quarter and the world’s tables, where rooftops sell with the view.
The Campagne à Paris lines up its meulière cottages on streets without pavements: a village in the town, where homes often pass between neighbours rather than reach the listings.
Around the world’s most visited cemetery, rental buildings and quiet streets: demand likes the calm and the shops of avenue Gambetta, and the famous alleys only draw respectful visitors.
The Saint-Germain de Charonne church and its parish cemetery, rue Saint-Blaise turned pedestrian, the neighbouring villas: the best of the countryside in Paris without leaving the metro.
The Campagne à Paris estate lines up more than eighty stone-and-brick houses with gardens, private streets and strict rules: a village within the city, two metro stops away. A confidential market, homes handed between neighbours.
Around the park and rue de Belleville, former factories and converted workshops offer double volumes and terraces with views over all of Paris. For an international creative profile, with the technical survey that goes without saying.
Behind the Charonne church, the cobbled street keeps its former guinguettes and small buildings: the village heart of the 20th. A beamed one-bedroom flat, for a first purchase or an artist’s pied-à-terre.
Three buying profiles to place your own in Paris 20th. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Paris 20th, 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
Belleville lives on a slope and in colour: the boulevard market, the tables of the whole world, the neighbours’ party spilling out of the courtyards. Children learn the city on the terraces of the park, and artists open their workshops to the public every year.
Sundays split between the Père-Lachaise and its famous alleys, the cobbles of rue Saint-Blaise and the lawns of the parc de Belleville; the old water shafts recall that the butte was once the water tower of Paris.
Three projects, three markets
The 20th keeps the soul of the annexed communes: Belleville and Ménilmontant, their townhouses, their studios, the Campagne à Paris village side. Rental demand is young and creative, the median stays accessible for so alive an arrondissement. Small co-ownerships and houses to refresh make most of the opportunities: the structural audit is systematic.
The 20th serves as a first rung to ownership and a makers’ rear base: the Belleville studio or two-bedroom, kept when life moves on, the Parc de Belleville for the view. Many buyers make their first purchase here to settle year-round. Père-Lachaise and the hills make the Sunday walks.
Living in the 20th is a Paris of stacked villages: Belleville and its markets, Ménilmontant and its stairs, Charonne on cobbled streets. Five métro lines, the 3bis included, serve the arrondissement, and the Parc de Belleville offers the finest view of the East. Families find surfaces the West of Paris no longer offers at these prices.
04From abroad
Belleville commands the eastern heights: line 2 crosses it from Belleville to Père-Lachaise, line 3 runs through Gambetta and Porte de Bagnolet, line 11 climbs from Châtelet to Porte des Lilas in under twenty minutes, line 9 serves Porte de Montreuil, and 3bis covers the corners. Place de la Nation, on the south-east tip, adds RER A towards La Défense and the Gare de Lyon. Roissy and Orly stay about half an hour from the centre. For a buyer from elsewhere, the 20th is reached effortlessly and discovered on foot, from the parc de Belleville stairs to the Charonne slopes.
Belleville is the quarter of successful blends: the Chinese community of Paris keeps its second address here after the 13th, international artists’ studios open their doors every autumn, and the famous graves of Père-Lachaise draw visitors from around the world who sometimes end up buying nearby. Mixed families are many, cultural associations active, schools not yet bilingual but well run. Median prices, around 8,400 euros per square metre, remain the lowest of eastern Paris: Home Select guides foreign first purchases here.
Two thousand one hundred and fifty-six sales a year and a 51-day selling time: a steady market, without fever. The open-studio weekends in autumn draw an international crowd that discovers the quarter and sometimes returns to buy. Spring and September dominate family decisions, around Saint-Fargeau and Sainte-Marguerite. In winter the slopes freeze quickly: January’s sunny afternoons are better for negotiating than they look.
Property finder in Paris 20th
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Paris 20th 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 20th.
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 20th, 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.
In Belleville as in Ménilmontant, the level of the street changes light, noise and legs: view in the morning and in the evening, bag on your back.
Meulière and timbers appeal and cost: insulation, damp and gutters are checked before the offer. We order structural surveys systematically.
Five lines serve the arrondissement, but the hill drifts away fast: in the Campagne à Paris, walking is part of the price. Test the journey on a rainy morning.
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 20th 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 20th07Fees
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. Townhouses and cottages: the Campagne à Paris and the villas of Charonne, unfindable elsewhere. 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 20th stands at €8,400/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 €8,400/m² on 2025 sales: a 40 sqm one-bedroom trades around €336,000, and half of the sales fall between €6,100 and €10,700/m² depending on the slope, the street and the proximity of the metro.
Yes, but rarely and dearly: the Campagne à Paris, the villas of Charonne and a few hamlets offer small houses with gardens, sold between insiders. Patience and monitoring make the deal.
In 2025, 2,156 sales were recorded in Paris 20th: enough to choose from, never enough for the finest addresses. The median for apartments has moved -13% since 2021 and +0.9% 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 20e, 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 20e, the monitoring starts with two sectors: Belleville and the park, then Saint-Fargeau and the Campagne à Paris. That is often where the unfindable property is.
Belleville lives at the top, view and workshops included; Charonne lives at the bottom, cobbles and villas protected. The medians match; the Sundays do not: choose your slopes before your rooms.
No: the alleys are calm, the visitors respectful and concentrated at a few entrances. The stone, the trees and the cemetery’s silence even add value to the neighbouring streets, which stay residential.
Insulation, electrics, roof: the 1900s-1930s cottages renovate well but dearly. A full survey before the offer avoids bad surprises.
Not necessarily: five metro lines and buses cover the hill. But the slope, the shopping and the weekend outings make a car often kept, and the garage adds value at resale.
Home Select, a property finder in Paris 20th, 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 20e. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Seine-Saint-Denis Montreuil €6,200/m² Bas Montreuil · Croix de Chavaux 
Seine-Saint-Denis Pantin €6,100/m² The centre and the church of Pantin · The Ourcq quays and the Grands Moulins 
Seine-Saint-Denis Le Pré-Saint-Gervais €6,600/m² The centre and rue de Paris · Porte du Pré and the south Apartment finder in Montreuil Apartment finder in Pantin Apartment finder in Le Pré-Saint-Gervais
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 13th 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 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 20e and Montreuil? 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 20th
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.
