Buying an apartment in Paris's 11th arrondissement
In just a few years, the 11th arrondissement of Paris has become a must-visit destination on the Right Bank, attracting more and more property buyers. With its laid-back atmosphere, an unrivalled concentration of bars and restaurants, and a vibrant local life, all the ingredients are in place to start a new real estate adventure — with Maison Kyka by your side.
A neighbourhood where life is good
You need to move slightly away from the heart of the capital to explore the streets of the 11th arrondissement. Once renowned for its furniture-making and cabinetmaking craftsmanship, the area officially became part of Paris in the 18th century. The Faubourgs du Temple and Saint-Antoine, previously located beyond the medieval city walls, became key hubs of a thriving local economy. Over time, artisans gave way to factory workers, who helped shape the identity of the 11th arrondissement—through both their struggles and the many workshops, small factories, and workers' housing that still define the neighbourhood’s urban landscape today.
A trendy district where social diversity hasn’t completely given way to gentrification, the 11th arrondissement is also the most densely populated area of Paris, with around 142,000 residents spread across just 3.67 km2. Although its population had been slowly declining, a recent uptick can be observed, driven by the renovation of older buildings and the arrival of a younger generation looking to invest in property.
Thinking about focusing your apartment search on the 11th arrondissement? Why not turn to Maison Kyka’s property acquisition managers for guidance?
The Roquette district
Welcome to the Roquette district, a lively area stretching from Place de la Bastille to Boulevard Voltaire, with bustling streets like Rue de la Roquette and Rue du Faubourg Saint-Antoine at its heart. Here, contrasts create the charm: the lively, eclectic, and sometimes boisterous Rue de Lappe gives way to quieter side streets, all within a human-scale urban landscape where shopkeepers and residents greet each other like old friends. The hunt for beautiful objects often ends on Rue de Charonne, home to numerous independent boutiques—record stores, bespoke shoemakers, concept stores—there’s something for every taste. At the corner of Rue de la Croix-Faubin and Rue de la Roquette, a few strange slabs embedded in the pavement catch the eye. Once part of the guillotine platform that stood in front of the Grande Roquette prison, these remnants are a stark reminder of the 11th arrondissement’s heavy carceral past.
The Folie-Méricourt district
At the northern edge of the 11th arrondissement, framed by Place de la République, Boulevard du Temple, Rue Oberkampf, and Boulevard de Belleville, lies the Folie-Méricourt district. You won’t walk more than 20 meters without passing locals or visitors gathered at café terraces—here, much of the social life unfolds over a drink. One instantly thinks of Aux Deux Amis, a beloved bistro on Rue Oberkampf, where the stainless steel bar and black-grid beige tiles recall a Paris of another era. A brief stop in the shade of the trees along Boulevard Richard Lenoir is the perfect prelude to discovering one of the district’s most unique landmarks: the Cirque d’Hiver. This architectural gem has hosted a wide array of events since the late 19th century—from equestrian shows and political gatherings to, of course, circus performances.
The Saint-Ambroise district
More residential than its neighboring districts, the Saint-Ambroise area is appreciated for its calm atmosphere and its proximity to the Marais to the west and the Canal Saint-Martin to the north. It takes its name from the Church of Saint-Ambroise, an imposing neo-Gothic building whose two 68-meter-high bell towers overlook Boulevard Voltaire and its surroundings. The streets here are dotted with cafés featuring vintage décor, restaurants from around the world, and artists' studios tucked away in leafy courtyards. Greenery reappears in the form of Square Maurice-Gardette, a favorite playground for local children — and a welcome breath of fresh air for their parents. Discerning food lovers will head to Qui plume la lune, a discreet Michelin-starred restaurant on Rue Amelot, and might even end their evening to the beat of disco sounds at Bambino. A full itinerary in itself.
The Sainte-Marguerite district
Set back from the hustle and bustle of the main thoroughfares, the Sainte-Marguerite district remains sheltered from the growing tide of tourism. One must venture into its maze of peaceful streets to discover precious remnants of a still-present artisanal and industrial past. The discreet Cour de l’Industrie, accessible from Rue de Montreuil, is a perfect example. This vast 5,000 sqm complex combines cobblestone courtyards, workshops, and renovated warehouses now occupied by creators, visual artists, photographers, and architects. Far from the turmoil, the neighborhood nurtures a tranquil, almost timeless atmosphere. Here, locals shop at the specialty food stores along Rue Faidherbe, dine at intimate, lesser-known venues, and savor the delicate balance between elegance and simplicity. It is a preserved enclave within the 11th arrondissement, quietly tucked away from hurried eyes.
At this point, do you find yourself drawn to one of these neighborhoods? One thing is certain: the property acquisition managers at Maison Kyka are here to guide you in making the right choice if you wish to purchase an apartment in the 11th arrondissement of Paris.
Why buy in the 11th arrondissement?
A thriving area within a stabilized real estate market
One of the reasons for the 11th arrondissement’s appeal lies in its diversity and contrasts, which are also reflected in its housing stock. The Haussmannian buildings lining major thoroughfares such as Avenue de la République gradually give way, as the streets narrow, to more modest structures, some dating back to the early 19th century. Their simple facades, rendered or made of rubble stone, rise up to three, sometimes five floors, with medium-sized windows. Increasingly sought after, these apartments tend to be limited in size, with the majority ranging between 20 and 50 sqm. If you are looking for an atypical space, the 11th arrondissement will particularly interest you thanks to the abundance of artist studios and industrial-style lofts.
Most buildings are old and lack elevators. It is essential to inquire thoroughly about the condition of the roof and common areas, whether a recent facade renovation has been carried out, any upcoming approved or pending works, as well as the energy performance (DPE). Purchasing in a poorly maintained building can significantly affect the value of your investment.
With a median price of €10,476/sqm, the 11th arrondissement is positioned within the Parisian average. For a quality investment, whether patrimonial or rental, focus on the Bastille-Popincourt area, where prices average around €10,672/sqm. This central, dynamic, and highly sought-after neighborhood—especially for studios and one-bedroom apartments—benefits from a strategic location at the crossroads of the 3rd, 4th, and 12th arrondissements. To find properties priced below the symbolic threshold of €10,000/sqm, head to the Sainte-Marguerite district. Currently undergoing transformation, it offers genuine potential for value appreciation and is strongly recommended for first-time buyers.
Buying in the 11th: which lifestyle is it best for?
Buying in Paris is, above all, about aligning one’s living space with one’s lifestyle. In this light, the 11th arrondissement appeals to buyers seeking vibrancy.
Situated at the crossroads of four arrondissements, the 11th benefits from excellent accessibility. Its six metro lines make it one of the best-served areas in the capital, a real advantage for professionals or families looking to balance Parisian life with daily ease. This bustling energy adds to its charm but must also be considered by those seeking a peaceful environment.
From an urban planning perspective, the neighborhood is evolving. Some streets are gradually pedestrianized, former factories are converted into housing, and modest 19th-century buildings are being revitalized through renovation projects. Paris in motion, where every inner courtyard can reveal a favorite spot — perhaps yours, with the tailored support of Maison Kyka.
Maison Kyka’s favorite local spots in the 11th arrondissement
The 11th arrondissement abounds with unique spots and excellent dining options — enough to inspire Maison Kyka to share some of its favorite addresses with you.
1. Delhi Bazaar, located on Rue Servan, offers a sensory immersion into the flavors of the Indian subcontinent. Far from clichés, this restaurant skillfully blends traditional recipes with a contemporary touch, set in a vibrant décor reminiscent of Delhi’s bustling markets. Perfect for a dinner with friends or a gourmet escape just steps from the Rue Saint-Maur metro station.
2. We mentioned a hidden courtyard — the one hosting La Frange à l’envers on Rue Saint-Maur is well worth a visit. This thrift shop concept store delights seasoned treasure hunters. Here, you’ll find carefully curated second-hand clothes, upcycled pieces, and unexpected finds in a relaxed atmosphere. A must-stop to add style to your wardrobe while embracing sustainable consumption.
3. Le Badaboum, on Rue des Taillandiers, is much more than a club: part concert hall, cocktail bar, and dancefloor, it embodies the nocturnal soul of the 11th arrondissement. With an eclectic program ranging from cutting-edge electro to indie live shows, it attracts a loyal crowd seeking unpretentious festive experiences.
4. Heading up Avenue Parmentier, it’s impossible to miss Landline. Its petrol-blue façade conceals a boutique combining old-fashioned hardware store items, tableware, and linens, all set in a retro, family-friendly atmosphere. With its carefully sourced selection, Landline is the ideal place to refresh your everyday objects with style and commitment.
5. Rehabilitated in 2018, the former Chemin-Vert foundry has been transformed into an immersive digital exhibition space known as L’Atelier des Lumières. Here, the works of some of the greatest artists come to life through giant projections and captivating soundscapes. This is an experience that blends art and technology, perfect to enjoy with family or friends.
6. Désirée, a florist-café on Rue de la Folie-Méricourt, represents the renewal of local commerce in Paris. Behind its ethical, seasonal bouquets lies a strong commitment to the environment and short supply chains. It’s a place to brighten your home or savor a homemade chai latte in a lush, inspiring setting.
7. For those dreaming of rediscovering Italian gastronomy beyond the usual pizza, it’s time to book a table at Osteria Goto. Located on Boulevard Voltaire, this spot charms with refined, decidedly modern cuisine. Here, seasonal plates with Venetian accents are crafted with rare attention to detail, ensuring a full flavor experience.
The 11th arrondissement awaits only you to fully unveil its potential. If you find yourself drawn to the unique charm of this vibrant and inspiring neighborhood, perhaps it is a sign that the time has come to realize your real estate project here. From acquisition to renovation and interior design, Maison Kyka supports you every step of the way.