Paris property prices in 2026, arrondissement by arrondissement

The arrondissement table shows what Paris hides behind a single figure. On one side, the Left Bank and the centre, where cut stone, grand floors and historic addresses hold the highest medians; on the other, the north-east and part of the south-east, more accessible, where the same budget still buys space. Between the two extremes, the price per square metre nearly doubles, a few metro stops apart.

That gap is not a ranking of quality. The 11th or the 12th draw families who want a bright two-bedroom near a school and a market; the 6th or the 7th, buyers who purchase an address to keep and pass on. Each pays for something different: space on one side, scarcity on the other.

The number of sales matters as much as the median. An arrondissement where few sales are signed in a year, such as the 1st or the 2nd, publishes a more fragile median that moves more from one release to the next; a very active one, such as the 15th or the 18th, gives a sturdier benchmark. Before concluding that a district is rising or falling, check how many sales carry the figure.

Within an arrondissement, value turns on a handful of criteria that hurried buyers underestimate. Floor and lift first: a fifth floor without a lift does not compare with a second floor with one. Light next, the aspect, an open view or facing windows. Then the real legal floor area, the layout, the ceiling height, a full-length balcony or a terrace, rare and priced accordingly.

The building weighs as much as the apartment. A façade renovation already voted, a roof to redo, high service charges or a struggling co-ownership change the real price of a property, and they must be read before the offer: minutes of general meetings, maintenance log, energy performance certificate. Since the law is gradually taking the most energy-hungry homes off the rental market, the energy rating also weighs on resale value.

Size, finally, does not work the same way everywhere. On the Left Bank and in the centre, large family apartments, being rare, cost more per square metre than studios; in eastern Paris the gap fades and sometimes reverses. Comparing an apartment with the median of its arrondissement is therefore never enough: the right comparison is made at comparable size, floor and street.

Home Select never proposes a price at random. For each shortlisted property, your apartment finder gathers the comparable sales of the street and of the building where they exist, sets them against the asking price, and weighs what sets the apartment apart: floor, condition, service charges, outdoor space. Works are costed by an architect or a contractor before you commit. The offer starts from that file, not from a discount percentage read on a forum.

That discipline explains the negotiation: Home Select obtains on average 6% off the seller’s price, measured over more than 1,200 transactions. It is not won by haggling but by showing the seller and their agent why the asking price does not hold, sales in hand. On rare and correctly priced properties, the right decision is sometimes to offer the asking price, quickly, and win.

The prices on this page are market benchmarks, never a valuation of a property. They are read alongside the page of each arrondissement, which details its neighbourhoods, and alongside a project: a size, a budget, a deadline. That is what Home Select sets against every apartment it views.