What are the best neighborhoods in Paris to buy property?
Before investing in real estate, it’s essential to identify the best neighborhood in Paris to bring your project to life. This decision—often one of the most significant in a lifetime—deserves careful thought and planning. The French capital remains a highly sought-after destination, attracting both French and international buyers, and demand continues to run high. That’s why it’s crucial to carefully analyze the city’s various districts in order to find the ideal location.
A brief History of Paris
With a history dating back to Antiquity, Paris has continually reinvented itself over the centuries to become the political, cultural, and economic capital we know today. The City of Light is made up of 20 arrondissements, whose boundaries roughly reflect its historic neighborhoods.
The arrondissement: an administrative division born from the French Revolution
The start of the French Revolution in 1789 marked a turning point in the country’s history, accompanied by a wave of major administrative reforms. At the time, the capital was much smaller and still partially enclosed by gates and walls inherited from medieval fortifications. In 1795, 12 districts were created, organized along a west-to-east axis on both sides of the Seine. The arrondissement was born.
A redefinition of Paris under the Second Empire
It wasn’t until the second half of the 19th century, with the intervention of Baron Haussmann—then Prefect of the Seine—that Paris once again began to transform. Under his leadership, the suburbs surrounding the city, such as Montmartre and Belleville, as well as the two large parks on its eastern and western edges—the Bois de Vincennes and the Bois de Boulogne—were incorporated into the city and contributed to the redrawing of arrondissement boundaries.
At first, it was decided that the new numbering of arrondissements would follow the existing logic. However, one detail quickly became problematic. A popular expression at the time—“to get married at the town hall of the 13th arrondissement”—referred to the period when Paris had only 12 arrondissements and humorously described couples who were unmarried or even adulterous, supposedly marrying in a non-existent district. The ongoing reorganization planned to assign the new 13th arrondissement to the western neighborhoods of Auteuil and Passy, which sparked outrage among the wealthy and bourgeois residents of those areas.
To resolve the issue, a new spiral numbering system was introduced, starting from the center and extending out to the peripheral neighborhoods. The 13th arrondissement was thus relocated to the left bank, around the Place d’Italie.
Neighborhoods of Paris with a unique identity
Witnessing the transformation of Paris over the centuries, architecture is a key marker of the identity of the city’s different arrondissements. Haussmannian buildings, symbols of Parisian architecture, are primarily found in the central and western neighborhoods of the city, close to political and economic power centers. This is evident in the 1st, 7th, 8th, and 16th arrondissements, with their main thoroughfares such as Avenue de l'Opéra and Boulevard Saint-Germain. Due to their charm and prime location, Haussmannian buildings remain the most sought-after properties on the Parisian real estate market.
Some arrondissements, remnants of the medieval era, are characterized by narrow, winding streets and low-rise buildings, sometimes with timber framing. The Marais district, straddling the 3rd and 4th arrondissements and spared from Haussmann’s large-scale renovations, exudes a more intimate, exclusive atmosphere. Today, it is home to trendy cafés, designer boutiques, and various communities (LGBTQ+, Jewish), such as those along Rue des Rosiers.
Traditionally, Paris is divided along an east-west axis, with the eastern side historically home to working-class neighborhoods and the western side featuring more affluent areas. However, each bank of the Seine also has its own identity. The right bank is known for its cosmopolitan vibe, cultural vibrancy, and economic dynamism, while the left bank evokes a more intimate, intellectual, and residential atmosphere.
Montmartre, in the 18th arrondissement, is undoubtedly the most iconic neighborhood on the right bank: both romantic, picturesque, steeped in history, and always buzzing with energy. Set against the hill of the same name and dominated by the imposing Sacré-Cœur Basilica, it attracts buyers looking for a bucolic, almost village-like setting, despite the daily tourist crowds.
How could one mention Paris without referring to the Saint-Germain-des-Prés district? Located in the 6th arrondissement, it takes its name from the former abbey of the same name, founded in the 6th century. A center of intellectual ferment after the war, it is home to iconic institutions such as Café de Flore and Brasserie Lipp, once frequented by Jean-Paul Sartre and Juliette Gréco. Art lovers and aesthetes in search of a bohemian lifestyle are easily captivated by the elegant streets of this neighborhood, where property prices rank among the highest in the capital.
Defining your real estate project clearly
Between budget constraints and personal expectations, finding the ideal neighborhood to live in Paris can be quite a challenge. In a particularly tight market, it’s best to prepare your project in advance to effectively target property viewings and avoid disappointment.
Finding the ideal arrondissement based on your budget
After several years of fluctuations marked by a notable drop in prices, the Paris real estate market seems to be stabilizing, with the median price set at €10,501/sq. m. The diversity of arrondissements naturally comes with significant price disparities, which should be considered when choosing the best neighborhood to invest in.
Several arrondissements in the northeastern part of Paris stand out by offering affordable prices:
- The La Villette district, in the 19th arrondissement, offers a dynamic setting due to its proximity to the Buttes Chaumont Park, the Ourcq Canal, and the Villette Park, with attractive prices ranging from €7,110/sq. m to €8,366/sq. m.
- The La Chapelle district, located in the 18th arrondissement, is undergoing significant transformation, driven by numerous redevelopment projects. It represents an interesting opportunity, with still-accessible prices around €7,523/sq. m.
- The Belleville district, at the heart of the 20th arrondissement, is the ideal spot for young professionals seeking a vibrant environment, with prices ranging from €8,673/sq. m to €9,193/sq. m.
Unsurprisingly, prices rise sharply as you get closer to the heart of the capital, easily surpassing the symbolic threshold of €10,000/sq. m. Investing in neighborhoods like Les Halles, in the 1st arrondissement (median price of €12,069/sq. m), or in the prestigious Golden Triangle of the 8th arrondissement (€17,839/sq. m), remains a prime option, driven by strong demand, high-end offerings, and the exceptional appeal of these areas.
Although interest rates are trending downward, making borrowing more accessible, fluctuations remain possible depending on the political and economic context.
Buying in Paris with a long-term perspective
Investing in Paris is primarily about anticipating the long-term value growth of your property. When buying, it’s essential to consider future resale potential by choosing a neighborhood with a dynamic that suggests price increases, even if this aspect seems secondary. Some areas, undergoing gentrification, are experiencing significant development that can drive up property values over the years. Anticipating changes in your personal or family situation can also guide your decision, while minimizing successive moves and neighborhood changes.
“When we decided to embark on another project, we were confident that the apartment would sell quickly and at the desired price. We didn’t expect it to happen so fast!” Paul
Identifying the risks
Beyond aesthetics and prices, considering security is a reliable way to preserve the profitability of your investment and ensure a sustainable quality of life. This involves examining the presence of security services and the quality of urban management. Some areas may experience higher rates of burglaries or antisocial behavior, which can impact your comfort and the future value of your property. For example, the risk of burglaries is higher in central Paris, and the quality of street lighting in a neighborhood can significantly enhance the sense of security.
Choosing a Paris neighborhood that matches your personality
The best arrondissement to realize your real estate project is undoubtedly the one that resonates most with your personality and aspirations. With their in-depth knowledge of the Paris market, the Maison Kyka team offers their expert recommendations to guide you in your decision-making process.
Being realistic about your lifestyle to find the best Paris neighborhood
Before rushing into a purchase, it’s important to be realistic about your priorities. What type of lifestyle are you looking for? A lively neighborhood, close to shops and cultural venues, but potentially noisy? Or perhaps a quieter environment, with green spaces for the family, possibly at the expense of being farther out? Depending on your work, hobbies, and desires, certain neighborhoods will naturally be a better fit. Moreover, it's essential not to be solely influenced by aesthetic factors or fleeting trends. Buying property in Paris should primarily meet your practical and personal needs.
Access to public transportation and major Parisian train stations, especially for nomadic and dynamic lifestyles, is a crucial factor not to be overlooked, especially with the large-scale development of the Greater Paris transit network.
Where to live in Paris for your first purchase
For a first purchase, it’s often better to target neighborhoods on the rise, with good potential for value growth, but still at accessible prices. The 18th arrondissement, particularly around Jules Joffrin and Clignancourt, remains affordable and offers interesting potential for appreciation. The 17th arrondissement, especially around Épinettes, is also an excellent choice, with moderate prices and a rapidly evolving area. These neighborhoods allow first-time buyers to settle in promising areas, close to transportation and shops, while also offering a great opportunity for long-term value growth. This is a step that Perrine took, whose apartment in the Clignancourt neighborhood, renovated by Maison Kyka, now fulfills her desire to invest in a vibrant and authentic area.
Where to settle in Paris with your family?
For a family, it’s essential to prioritize a neighborhood offering green spaces, quality schools, and a peaceful living environment. The 16th arrondissement, particularly between Passy and Victor Hugo, as well as the Daumesnil district in the 12th, stand out in this regard. Their proximity to the Bois de Boulogne and Bois de Vincennes, their wide range of recognized schools, and their high-quality shops make them highly sought-after areas for families looking for balance and comfort. This is the choice made by Stéphanie and Julien, who turned to Maison Kyka for the purchase and renovation of a penthouse in the Passy neighborhood.
Where to buy in Paris for a city base?
If you're looking for a second home in Paris, neighborhoods like the 3rd and 6th arrondissements are must-see choices, though prices can be high. These areas are perfect for those who wish to live in Paris a few days a week, thanks to their central location, vibrant atmosphere, and rich cultural offerings. If your budget is more limited, the 9th arrondissement can also be an excellent alternative, offering a lively, central atmosphere while remaining more affordable than the 6th or 3rd. Additionally, these neighborhoods benefit from excellent public transportation, making it easy to get around the city.