Buying an apartment in Paris's 18th arrondissement
Heading towards the northern part of the City of Light, in the 18th arrondissement, a new playground for investors seeking a cosmopolitan environment in full swing. Often reduced to the Butte Montmartre and the famous Sacré-Cœur, the 18th actually presents many different faces as soon as you move away from its tourist heart. Walking through its streets means learning more about the rich history of Paris, and ultimately, it's the best way to envision your future apartment purchase. Today, Maison Kyka is your guide.
A district of contrasts in constant evolution
The 18th arrondissement as we know it today was only incorporated into Paris in the 19th century, following the urban planning policies of the Second Empire. It resulted from the merging of the communes of Montmartre, La Chapelle, and to a lesser extent Saint-Ouen-sur-Seine and Batignolles-Monceau. It’s no surprise that some areas of the 18th still retain a village-like atmosphere, such as the Butte Montmartre. A home to many artists, both historical and contemporary, the 18th reflects a unique cultural buzz, fueled by the vitality of diverse communities. The Maghreb, West African, and Tamil diasporas, in particular, have shaped the identity of neighborhoods like La Goutte d’Or and Château Rouge, making the 18th a territory where traditions, artistic expressions, and popular creativity intersect.
A youthful and increasingly sought-after neighborhood, the 18th arrondissement is home to over 188,000 residents within just 6 sq. km. Once considered a working-class area, it is now undergoing a process of gentrification, visible in the rise of designer boutiques and committed local businesses. Alongside the development of a high-end real estate market, there is also growing demand for second homes from both French and international buyers.
The rare gem you’re looking for most likely exists in the 18th. Why not let Maison Kyka's property acquisition managers find it for you?
The Grandes-Carrières district
To the west of the 18th arrondissement, between Boulevard de Clichy and the gates of Clignancourt, Montmartre and Saint-Ouen, lies the Grandes-Carrières district. Its name comes from the rich gypsum soil that was mined, particularly during the medieval period when this rock was central to plaster production. From this distant past, some remnants remain: a fragile underground, but most notably the site of the old quarries above which lies the Montmartre Cemetery, where famous figures like Dalida and Michel Berger are buried. Immortalized countless times in popular culture, the Moulin Rouge stands proudly on Place Blanche, symbolizing the tradition of Parisian cabarets and its famous cancan. Though more frequented by tourists than locals, it remains a significant emblem of the neighborhood.
The Clignancourt district
Now heading to the most touristy area of the arrondissement: the Clignancourt district. The local celebrity is none other than the Basilica of the Sacré-Cœur, perched on the southern slope of Montmartre Hill, attracting over 10 million visitors annually. And for good reason: the breathtaking view of the capital is matched only by the picturesque streets nearby and the Place du Tertre just around the corner. The bucolic atmosphere here stems from its agricultural past, once focused on growing vines, cereals, and cherries. This history is far from over, as the vineyard of Clos-Montmartre still produces wine, celebrated every year during the Montmartre Grape Harvest Festival in early October. Beyond the bustle of the Butte, a stroll reveals an authentic and preserved neighborhood life.
The Goutte d’Or district
Behind the Gare du Nord stretches the Goutte d'Or district, bordered by Boulevard de la Chapelle to the south, Rue Stephenson to the east, Rue Ordener to the north, and Rue des Poissonniers and Rue de la Goutte d'Or to the south. Famously depicted by Émile Zola in L'Assommoir, this area of the 18th arrondissement has changed significantly since the 19th century. A welcoming ground for many immigrant communities from the Maghreb, Sub-Saharan Africa, and Asia, the Goutte d'Or owes its richness to its multi-ethnic identity. Exotic grocery stores, cafés, and creative workshops make it a vibrant place full of life, where boredom never settles. A new generation of residents is drawn to the raw charm of the old buildings, the cultural energy, and still-affordable prices.
The La Chapelle district
Bordering the 19th arrondissement, the La Chapelle district is distinguished by its deeply commercial soul. In the medieval era, it hosted one of the largest fairs in France, gathering merchants from across Europe. At the exit of the Marx Dormoy metro station, visit the Olive Market, whose hall, built in the 1880s, is now a listed historic monument. Surrounding it, food shops and friendly terraces reflect the ongoing transformations in this working-class neighborhood, blending cultural heritage with new urban dynamics.
Why buy in the 18th arrondissement?
A unique blend of architecture and real estate opportunities
The 18th arrondissement of Paris, a true patchwork of styles and atmospheres, charms with its diverse architecture and unique vibe, swinging between picturesque village and lively neighborhood. Far from the more classic arrondissements of the capital, it is a place where past influences blend with modernity. On average, real estate prices stand at 9,311 €/sq. m, though this is not representative of the entire area. Prices can exceed 10,000 €/sq. m, or even more, in the most sought-after sectors like Butte Montmartre and the southern part of the Clignancourt neighborhood.
The area between Boulevard de Clichy and the 18th arrondissement town hall features an eclectic real estate landscape, blending Haussmannian architecture and light-facade Faubourian buildings. Many characterful apartments are sought after for their charm and prime location. Among the neighborhood's landmarks, Villa Léandre, in the Grandes-Carrières district, is a residential cul-de-sac lined with Anglo-Saxon style houses, offering a village-like atmosphere in an intimate setting.
The real estate market in the 18th arrondissement is decidedly varied. Faubourian buildings, with their traditional facades and low heights, offer relatively modest surfaces ranging from 20 to 40 sq. m. In contrast, Haussmannian buildings provide more spacious apartments, with sizes extending up to 100 sq. m. Houses, although rare on the market, remain highly sought after: these properties, often featuring urban gardens and preserved architecture, embody the bohemian and artistic spirit of Montmartre.
In recent years, the 18th arrondissement has experienced a true revitalization of its housing stock, and certain sectors deserve particular attention when considering a property purchase. Maison Kyka’s real estate project managers recommend focusing on the Jules Joffrin neighborhood, near the town hall, where the available properties are ideal for a first purchase, ensuring a secure investment.
With a young population and particularly strong rental demand, Montmartre stands out as a prime area for investors seeking rental properties.
Finally, for those looking for a high-end investment, the southern part of the 18th arrondissement, near the Butte Montmartre, is distinguished by exceptional properties that, thanks to their breathtaking views and size, offer both a refined living environment and guaranteed long-term appreciation potential.
Buying in the 18th: which lifestyle is it best for?
For all the cinephiles who have watched Amélie over and over without truly distinguishing between reality and fiction about life in the 18th arrondissement, here are the key points to consider if you’re planning to move there.
The numerous shops, cafés, restaurants, and dance bars are major assets for anyone who enjoys going out regularly and being surrounded by crowds day and night. However, this bustling life contrasts with the noise, which can be particularly noticeable in the most touristy areas of the arrondissement, from the busy Boulevard de Clichy to the top of Butte Montmartre. Calm is not the defining feature of life in the 18th, although a few tricks, such as quality soundproofing, buying a property overlooking a courtyard, or in a quieter street away from the hustle, can easily solve this issue.
The more spacious areas to the west can be excellent compromises for families, who will also have access to over a hundred educational institutions, making it one of the densest school networks in the capital.
The 18th is also well-served by public transport, with four metro lines, the famous funicular, and direct proximity to Gare du Nord. However, its cobblestone streets and slopes may make accessibility more challenging, but they will certainly be a joy for sports enthusiasts seeking elevation in the city.
And if the final argument to reassure you about your investment in the 18th isn’t simply the proof in images, discover Éloi’s apartment, which he trusted Maison Kyka to acquire and renovate – a 54 sq. m property in the heart of the Jules Joffrin district.
Maison Kyka’s favorite local spots in the 18th arrondissement
We can’t emphasize this enough: if there’s one neighborhood in Paris to explore and discover new places, it’s definitely the 18th arrondissement. And if you’re thinking of buying an apartment here, it’s worth familiarizing yourself with a few carefully selected addresses by Maison Kyka.
1. When you think of Pigalle, you think of cabarets, and if we had to pick just one, it would certainly be Madame Arthur. Founded after World War II, this emblem of the southern 18th arrondissement built its reputation on drag queen shows, hosting big names like Bambi and Coccinelle.
2. A few minutes' walk from the Simplon metro station, on rue Joseph Dijon, is Subaco, a restaurant with a refined and intimate décor, where the richness of the flavors in each impeccable Japanese dish contrasts with the cozy setting.
3. To quench your thirst for design objects, head to The Woods Gallery on rue André del Sarte. Away from tourist clichés, this gallery is a must-visit for contemporary art and high-end furniture enthusiasts. It brings together vintage pieces and current artists in a unique setting, perfect for collectors or décor lovers.
4. Nestled in the former Ornano train station, La Recyclerie is a hybrid space housing a café, restaurant, and a platform for recycling and sustainable consumption. With its friendly atmosphere and lush garden, it’s the perfect spot for a zero-waste lunch or one of the many eco-responsible activities on offer.
5. The Marché Saint-Pierre, at the foot of Montmartre hill, is a paradise for fabric and sewing material enthusiasts. Between its colorful stalls and specialized shops, it’s the perfect place to find quality fabrics at affordable prices. Ideal for fashion lovers, creators, or those seeking unique fabrics for their creative projects.
6. Located in the former Chapelle train station, Le Hasard Ludique stands out with its laid-back vibe and diverse programming. From concerts to film screenings and events of all kinds, this spot is a reference for night owls in the neighborhood.
7. L'Hôtel Particulier Montmartre is a charming hotel in the heart of the bohemian Montmartre neighborhood, a favorite spot for those seeking tranquility and elegance. In a refined setting, you can enjoy lunch or dinner away from the bustle of the tourist area. The hotel also offers a hidden garden, perfect for a quiet getaway for two.
The 18th arrondissement, rich in history and diversity, offers a wide range of opportunities for all types of buyers. Whether you’re looking for your first property, a rental investment, or a high-end apartment, Maison Kyka is here to guide you through your real estate project, from acquisition to renovation. Trust our expertise to make your dream come true in this vibrant Parisian neighborhood.