Is buying a property in 11ème arrondissement a good investment?

Last updated on December 7, 2023

Yes, the analysis of Paris' property market is included in our pack

If you've explored the vibrant nightlife and eclectic neighborhoods in the 11th arrondissement of Paris, you might have looked into real estate options to secure a property in this dynamic area, becoming a part of its lively community and experiencing the bohemian lifestyle that characterizes one of Paris' trendiest districts, known for its cafes, nightlife, and artistic scene.

Is it a good idea though? How is the real estate market there? Are prices going up or going down? Do people make profits on their real estate investments? What about the rental demand?

We'll answer all these questions for you! When building and updating our property pack for France, our team has been researching and surveying this area. Actually, lots of customers are interested in investing there. So we thought it would be a good idea to add some information about it in our pack.

Why do property buyers like investing in 11ème arrondissement?

The 11ème arrondissement of Paris holds a special appeal for property buyers, marked by a blend of historical charm and modern vibrancy.

Unlike other real estate markets, this district strikes a unique balance that draws a diverse crowd.

Historically, this area wasn't always as sought-after as it is today. It began gaining popularity in the early 2000s, a trend fueled by its evolving cultural scene and the refurbishment of older buildings. What sets it apart from other Parisian districts is its rich mix of traditional and contemporary elements.

The 11ème arrondissement is home to classic Parisian architecture, but it's also a hub for trendy cafes, art galleries, and boutiques. This creates a dynamic and youthful atmosphere, which is a significant draw for many buyers.

In terms of real estate, the area offers a range of options, from charming old apartments to modern renovations. This variety is somewhat unique compared to other parts of Paris, where certain districts may lean more heavily towards either historic or modern properties.

The 11ème arrondissement manages to cater to a wide range of tastes and budgets, making it an inclusive market.

The area attracts a mix of residents, including young professionals, artists, and families. This diversity is partly due to the district's vibrant cultural life and its reputation as a more affordable alternative to more central Parisian neighborhoods. The presence of good schools, parks, and community facilities also makes it appealing for families.

However, it's important to consider some potential downsides. The popularity of the 11ème arrondissement has led to a rise in property prices, making it less accessible for some buyers.

Additionally, the area can be quite busy and noisy, especially in the more popular streets and squares. This might not appeal to those seeking a quieter, more residential atmosphere.

The future of the 11ème arrondissement's real estate market appears promising. The ongoing interest in urban living and the district's ability to blend old-world charm with modern amenities suggest that its popularity will continue.

While trends in real estate are always subject to change, the unique attributes of the 11ème arrondissement give it a certain resilience in the face of market fluctuations.

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Why is 11ème arrondissement a nice place to live?

Living in the 11ème arrondissement offers a unique and vibrant lifestyle that blends traditional Parisian charm with a modern, dynamic culture.

This area is known for its lively atmosphere, with a rich tapestry of cafes, restaurants, and bars, along with numerous art galleries and boutiques. This creates a culturally rich environment, where both the historic essence of Paris and contemporary trends coexist.

The lifestyle here is quintessentially urban, with an emphasis on social life and community. The streets are often bustling, filled with a diverse mix of people.

There's a strong sense of neighborhood, with local markets, bakeries, and shops contributing to a close-knit community feel.

For expatriates, the 11ème arrondissement is particularly appealing. The area is known for its welcoming and inclusive atmosphere, making it easier for those from abroad to integrate and feel at home.

There's a good mix of international and local residents, fostering a multicultural environment. This diversity is reflected in the variety of international cuisine and cultural events that can be found here.

However, living in this part of Paris does come with a higher cost. The popularity of the area has led to an increase in living expenses, especially in terms of rent and property prices. While it may still be more affordable than some of the more central arrondissements in Paris, it's important to budget accordingly.

Safety in the 11ème arrondissement is generally good, as it is in most parts of Paris. Like any urban area, it's wise to be aware of your surroundings, but the district is largely considered safe for residents and visitors alike.

In terms of amenities and facilities, the area is well-equipped. There are several reputable schools, both public and private, catering to families.

Healthcare facilities are also readily available, with hospitals like Hôpital Saint-Antoine providing quality medical care. For shopping, the district boasts a range of options from traditional Parisian boutiques to modern shopping centers like the Marché Couvert Beauvau, offering a unique shopping experience.

The quality of infrastructure in the 11ème arrondissement is generally good. Roads and public utilities are well-maintained, and internet connectivity is excellent, catering to the needs of both residents and businesses.

Accessibility is another key advantage of living in this area. The 11ème arrondissement is well-connected to the rest of Paris, making it easy to explore the city. Major transport hubs like airports can be reached through a combination of public transport and taxi services.

Speaking of public transportation, the area is served by several Metro lines, including lines 3, 5, 8, 9, and 11. This extensive network makes it convenient to travel within Paris, whether for work or leisure.

There are also numerous bus routes that pass through the district, providing another option for getting around.

Overall, living in the 11ème arrondissement of Paris offers a dynamic and culturally rich experience.

While it might be more expensive compared to some other areas, the quality of life, accessibility, and vibrant community make it a desirable place to live.

How much does it cost to buy real estate in 11ème arrondissement?

If you need a detailed and updated analysis of the prices, rents and yields, you can get our full guide about real estate investment in France.

Buying a property in the 11ème arrondissement offers a range of options, each appealing to different types of buyers.

The area is predominantly known for its residential properties, which mainly consist of apartments. These range from charming, classic Parisian style apartments in old buildings to more modern, renovated spaces.

In terms of demand, apartments, especially those with a blend of traditional Parisian charm and modern amenities, are highly sought after. The demand is driven by the district's vibrant cultural scene, its cafes, bars, and proximity to central Paris. This makes it particularly appealing to young professionals, couples, and small families.

The real estate market in the 11ème arrondissement is a mix of resale properties and new developments. While the charm of the area is largely due to its historic buildings, there has been a trend towards modernizing older properties, leading to a surge in refurbished and renovated apartments.

Regarding prices, the cost of properties in this area can vary widely. Prices per square meter can range significantly based on factors like the age of the building, the condition of the property, and its exact location within the district.

Historically, property values in the 11ème arrondissement have seen a steady increase. This trend is reflective of the overall Paris real estate market, which has experienced consistent growth over the years.

Looking ahead, the real estate market in this area is likely to remain robust. This assumption is based on the ongoing appeal of the district, its continued development, and the general trend of rising property values in Paris.

Specific factors indicating a potential increase in value include the ongoing demand for housing in central Paris, the district's evolving cultural and social scene, and the limited availability of new construction in such a densely built area.

However, potential buyers should also be aware of any upcoming city planning changes or new developments that might impact property values. These could include infrastructure projects, changes in local amenities, or significant new housing developments.

Where is the best area to buy a property in 11ème arrondissement?

Choosing the best area to buy a property in the 11ème arrondissement depends on what you're looking for in terms of atmosphere, property type, and budget.

The 11ème arrondissement is diverse, with each area offering its unique charm and characteristics.

One popular area is around Bastille, known for its vibrant nightlife and rich history. Properties here are often in high demand due to the lively atmosphere and proximity to many bars, restaurants, and cultural venues.

The properties are predominantly apartments, ranging from historic buildings to more modern renovations. Prices in this area tend to be higher due to its popularity and central location.

Another notable area is Oberkampf, which has a more bohemian and youthful vibe. It's known for its trendy bars and dynamic street life, making it appealing to younger buyers or investors.

The properties here are a mix of old and new, with many opportunities for refurbished apartments. Prices in Oberkampf are slightly more accessible compared to Bastille but have been on the rise due to the area's increasing popularity.

An up-and-coming area within the 11ème arrondissement is around Rue de Charonne. This area is gaining popularity for its mix of local shops, cafes, and a more relaxed atmosphere compared to the bustling Bastille.

It's becoming known for its blend of traditional Parisian charm and modern convenience, making it an attractive spot for buyers looking for a more authentic Parisian experience. Property prices here are still relatively reasonable, but as the area grows in popularity, this may change.

The area around the Canal Saint-Martin, bordering the 10th and 11th arrondissements, is also worth considering. It offers a picturesque setting with the canal, green spaces, and a slightly more laid-back vibe. The properties around this area are diverse, with a mix of old and new, and the prices vary accordingly.

On the contrary, some areas might be less advisable depending on your priorities. Areas closer to the peripheral boulevards can be noisier and less charming than the more central parts of the arrondissement.

Additionally, while the northern part of the 11ème near Belleville offers more affordable options, it hasn't seen the same level of development and gentrification as other parts of the district, which might be a consideration for some buyers.

Here is a summary table to help you visualize better. If you need more detailed data and information, please check our property pack for France.

Area	Atmosphere	Property Types	Relative Pricing
Bastille	Vibrant nightlife, rich history	Historic to modern apartments	Higher
Oberkampf	Bohemian, youthful vibe	Mix of old and new apartments	Moderate to high
Rue de Charonne	Local shops, relaxed atmosphere	Traditional and modern apartments	Reasonable, rising
Canal Saint-Martin (bordering 10th and 11th)	Picturesque, laid-back	Diverse, mix of old and new	Varies
Near Peripheral Boulevards	Noisier, less charming	Mainly apartments	Less expensive
Northern part near Belleville	Less developed	Affordable apartments	More affordable

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Is there a strong rental demand in 11ème arrondissement?

The 11ème arrondissement has a strong rental demand, attracting a wide range of tenants.

This demand is driven by the area's vibrant cultural scene, central location, and the variety of lifestyles it accommodates.

In terms of rental types, there is a mix of both short-term and long-term rental demand. Short-term rentals are popular among tourists and visitors looking to experience Parisian life in a lively and authentic neighborhood.

Long-term rentals, on the other hand, attract locals, expatriates, and students who are drawn to the area's rich cultural life and amenities.

The target demographic for rentals in the 11ème arrondissement is diverse. It includes young professionals drawn to the dynamic nightlife and cultural events, students seeking proximity to universities and affordable living options, and expatriates looking for a vibrant, cosmopolitan environment.

Additionally, families are attracted to the area due to the presence of schools and community facilities.

Potential tenants typically look for properties that blend traditional Parisian charm with modern amenities. Apartments, especially those with a contemporary finish in classic buildings, are highly sought after. Tenants often prioritize features like good natural light, a view, or a balcony, as well as modern kitchens and bathrooms.

Specific areas within the 11ème arrondissement, such as Bastille, Oberkampf, and Rue de Charonne, are particularly popular. Bastille is favored for its lively atmosphere and proximity to entertainment options.

Oberkampf appeals to a younger crowd due to its trendy bars and cafes, while Rue de Charonne is attractive for its quieter, more residential feel.

Amenities that can help reduce vacancy include proximity to public transportation, local shops, cafes, and green spaces. A property near a Metro station or bus lines is highly desirable, as are apartments close to popular streets with a variety of dining and shopping options.

Additionally, buildings with added facilities such as an elevator, secure entry, or a courtyard can be more attractive to potential tenants.

Regarding the potential returns on investment, properties in the 11ème arrondissement can offer attractive yields, though exact numbers can vary. The combination of high rental demand and the area's ongoing popularity suggests that investment properties here can yield good returns, especially if they are well-maintained and located in sought-after parts of the district.

The type of properties that are seeing increasing demand and could potentially offer better yields are modernized apartments in historic buildings, properties with unique features (like a terrace or a loft space), and units in areas with a strong neighborhood feel.

These properties cater to the growing desire for authentic, comfortable living spaces that are well-connected and culturally rich.

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Is it easy to buy a property as foreigner in 11ème arrondissement?

Before we answer the question, please know that we have an article dedicated to the experience of buying real estate as a foreigner in France.

Buying a property as a foreigner in the 11ème arrondissement like in other parts of France, is relatively straightforward as there are no specific regulations or restrictions targeting foreign buyers.

This openness makes Paris, including the 11ème arrondissement, an attractive market for international investors.

The purchasing process in France, including Paris, is well-structured but can be complex, especially for those unfamiliar with the local real estate market and legal system. The process typically starts with finding a property, making an offer, and, once accepted, signing a "compromis de vente" (a preliminary sale agreement).

This is followed by a cooling-off period, after which the final sale agreement is signed in the presence of a notary. The entire process usually takes a few months to complete.

There are risks associated with property investment in the 11ème arrondissement, as with any real estate investment. These include potential fluctuations in the real estate market, changes in the local neighborhood that could affect property values, and the usual risks of unexpected repairs or maintenance costs.

Additionally, for foreign buyers, there's the risk of currency exchange fluctuations impacting the overall investment cost.

Common pitfalls for foreign buyers often include language barriers, unfamiliarity with French legal and tax systems, and not understanding local real estate market nuances.

Unique to France is the "droit de préemption urbain" (urban pre-emption right), where local municipalities have the right to buy a property before the sale is finalized to a private buyer, usually for public interest reasons. While not common, it's something to be aware of.

Working with a local real estate agent or lawyer is highly recommended, especially for foreign buyers. A local expert can navigate the complexities of the French real estate market, assist with legal procedures, and provide valuable insights into specific neighborhood dynamics in the 11ème arrondissement.

They can also help in understanding and managing the administrative and tax implications of property ownership in France.

Exit strategies for property investors in the 11ème arrondissement vary. Some common strategies include renting out the property for income, holding onto the property for long-term capital appreciation, or renovating and selling the property for a profit.

The choice of strategy depends on the investor's goals, market conditions, and the specific characteristics of the property.