What is the average price per square meter in Paris?

Authored by the expert who managed and guided the team behind the France Property Pack

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

Who is the author of this content?

INVESTROPA

A team specialized in real estate investing in European countries (France, Germany, Spain, Italy, etc.).

We are a team of financial experts, legal professionals, developers, and local real estate specialists dedicated to helping people like you avoid mistakes when investing in real estate in a foreign place, particularly in France. If you'd like to learn more about us, you can check our presentation page.

How this content was created 🔎📝

At InvestRopa, we explore the French real estate market every day. Our team doesn't just analyze data from a distance—we're actively engaging with local realtors, investors, and property managers in cities like Paris, Lyon, and Marseille. This hands-on approach allows us to gain a deep understanding of the market from the inside out.

These observations are originally based on what we've learned through these conversations and our observations. But it was not enough. To back them up, we also needed to rely on trusted resources

We prioritize accuracy and authority. Trends lacking solid data or expert validation were excluded.

Trustworthiness is central to our work. Every source and citation is clearly listed, ensuring transparency. A writing AI-powered tool was used solely to refine readability and engagement.

To make the information accessible, our team designed custom infographics that clarify key points. We hope you will like them! All illustrations and media were created in-house and added manually.

What's the current average price per square meter in Paris overall?

As of June 2025, the average price per square meter for residential properties in Paris stands between €9,420 and €9,880.

This pricing represents a stabilization phase following a correction period that saw the Paris residential market decline by approximately 3-5.5% over the past year. The current figures reflect a recovery from the peak prices experienced in 2020-2021, when the market had reached unsustainable levels before correcting by 9.9% over two years.

Transaction volumes have rebounded significantly, showing a 25% year-on-year increase as buyers return to the market with renewed confidence. The stabilization indicates that the Paris property market has found its equilibrium after the post-pandemic volatility, making mid-2025 an opportune time for both investors and homebuyers to enter the market.

These average figures encompass all property types across the 20 arrondissements, from affordable outer districts to premium central locations. The range reflects the substantial variation in pricing across different neighborhoods and property categories within the capital.

It's something we develop in our France property pack.

How does the price per square meter vary by arrondissement or neighborhood?

Paris property prices vary dramatically across the 20 arrondissements, with differences exceeding 100% between the most and least expensive districts.

Arrondissement	Notable Areas	Average Price per m²	Character
6th	Saint-Germain-des-Prés	€15,500	Most expensive, luxury shopping
1st, 3rd, 4th, 7th	Louvre, Marais, Île Saint-Louis	€12,040-€12,420	Historic premium districts
8th	Champs-Élysées	€11,760	Business and luxury area
15th, 16th	Montparnasse, Trocadéro	€9,500-€10,500	Family-friendly residential
19th, 20th	Buttes-Chaumont, Père Lachaise	€8,800-€9,200	Emerging neighborhoods
18th	Montmartre, La Chapelle	€6,610	Most affordable, gentrifying

Specific neighborhoods within arrondissements show even greater variation, with luxury areas like Saint-Thomas d'Aquin in the 7th commanding €16,000-€20,000 per m², while La Chapelle in the 18th can be found for as low as €6,560 per m².

What are the differences in price per square meter between apartments, houses, studios, and luxury properties?

Property types in Paris show distinct pricing patterns, with apartments forming the market backbone and luxury properties commanding significant premiums.

Standard apartments average €9,420-€9,880 per m², representing the bulk of Paris residential transactions. Studios typically price at or slightly above this average, particularly in central locations where space scarcity drives premiums for even the smallest units.

Houses remain rare in central Paris, primarily found in outer arrondissements like the 16th, 19th, and 20th. When available, houses generally price lower per square meter than apartments in the same area due to reduced demand and higher maintenance considerations. However, houses with gardens or unique architectural features can command premiums.

Luxury properties in prime districts exceed €15,000-€20,000 per m², with exceptional properties in areas like Place Vendôme or Île Saint-Louis reaching even higher levels. These properties feature premium finishes, historical significance, or exceptional locations that justify the substantial price premiums.

The luxury segment has shown resilience during market corrections, maintaining values better than average properties due to international buyer interest and limited supply of exceptional properties.

How much does the total cost come to including notary fees, agency fees, and taxes?

Total purchase costs in Paris typically add 8-12% to the property's advertised price, making budget planning crucial for buyers.

Registration duties (stamp duty) represent the largest additional cost at 6.3% for resale properties in Paris as of April 2025, increased from the previous 5.8% rate. New builds benefit from lower registration duties at just 0.7%, though they include 20% VAT in the advertised price.

Notary fees add approximately 0.8% of the purchase price, covering legal services and property transfer documentation. These fees are standardized across France and represent excellent value for the comprehensive legal protection provided.

Agency fees typically range from 3-5% of the purchase price, sometimes split between buyer and seller but often paid entirely by the buyer. In competitive markets, buyers should budget for the full agency fee to avoid surprises during negotiations.

**Example calculation for a €500,000 apartment:**- Registration duties: €31,500 (6.3%)- Notary fees: €4,000 (0.8%)- Agency fees: €15,000-€25,000 (3-5%)- **Total additional costs: €50,500-€60,500 (10-12%)**

What are typical full purchase prices for common property types, like a 20m² studio, a 50m² one-bedroom, or a 100m² family apartment?

Property purchase prices in Paris vary significantly based on location, with the same-sized property costing double in premium versus affordable districts.

**20m² Studio:**- Average districts (€9,500/m²): €190,000- Premium districts (€15,500/m²): €310,000- Affordable districts (€7,000/m²): €140,000**50m² One-bedroom:**- Average districts (€9,500/m²): €475,000- Premium districts (€15,500/m²): €775,000- Affordable districts (€7,000/m²): €350,000**100m² Family apartment:**- Average districts (€9,500/m²): €950,000- Premium districts (€15,500/m²): €1,550,000- Affordable districts (€7,000/m²): €700,000

These prices exclude additional costs, which add 8-12% to the final purchase amount. Family apartments represent the best value per square meter in most districts, while studios command premiums due to their convenience and rental potential in central locations.

What are the most expensive areas, the most affordable ones, and the up-and-coming neighborhoods right now?

Paris real estate divides into distinct price tiers, with clear patterns emerging for luxury, value, and growth neighborhoods.

**Most Expensive Areas:**1. 6th arrondissement (Saint-Germain-des-Prés) - €15,500/m²2. 7th arrondissement (Saint-Thomas d'Aquin) - €16,000-€20,000/m²3. 1st arrondissement (Louvre area) - €12,420/m²4. 4th arrondissement (Île Saint-Louis) - €12,040/m²5. 3rd arrondissement (Upper Marais) - €12,040/m²**Most Affordable Areas:**1. 18th arrondissement (La Chapelle, Clignancourt) - €6,610/m²2. 19th arrondissement (Danube-Porte des Lilas) - €8,800/m²3. 20th arrondissement (Mouzaïa) - €8,800/m²4. 13th arrondissement (Asian Quarter) - €8,900/m²5. 10th arrondissement (République area) - €9,200/m²**Up-and-Coming Neighborhoods:**1. Eastern 13th (near new metro lines and Olympic infrastructure)2. Northern 19th (Buttes-Chaumont vicinity)3. Western 20th (Père Lachaise area)4. Southern 18th (Montmartre edges, gentrification spreading)5. Eastern 10th (Canal Saint-Martin expansion)

The up-and-coming areas benefit from improved transport connections, cultural developments, and spillover demand from expensive central districts, making them attractive for both investment and lifestyle purposes.

What are the smartest options today if you're buying to live in, rent out (short or long term), or resell later for profit?

Strategic property selection in Paris depends heavily on your primary objective, with different districts and property types optimizing for each goal.

**For Living (Primary Residence):**- Focus on well-connected family-friendly areas like the 15th arrondissement, offering good value, excellent schools, and transport links- Consider gentrifying districts in the 10th or southern 18th for long-term lifestyle improvements- Prioritize properties near metro lines 1, 4, 6, 9, or 14 for reliable transport- Budget for 100m² minimum for families, 50-70m² for couples**For Long-term Rental Investment:**- Target T2/T3 (one- or two-bedroom) apartments in university areas or business districts- Focus on areas near La Défense, République, or Bastille for professional tenant demand- Avoid studios for long-term rental due to high tenant turnover- Expect rental yields of 3-4% in central areas, 4-5% in emerging neighborhoods**For Short-term Rental:**- Studios and one-bedrooms in central districts (1st-8th arrondissements) perform best- Tourist-heavy areas near major attractions command premium rates- Consider strict Airbnb regulations limiting short-term rentals in central Paris- Expect yields of 5-7% but factor in management complexity and regulatory risks**For Resale Profit:**- Target gentrifying neighborhoods with 5-7 year hold periods for optimal capital gains- Properties needing renovation in good locations offer the best value-add opportunities- Focus on areas benefiting from infrastructure improvements or cultural developments- Energy-efficient properties (DPE rating A-C) increasingly outperform older stock

It's something we develop in our France property pack.

How have prices changed in the last year, and what's the trend compared to five years ago?

Paris property prices have undergone significant correction over recent years, creating current buying opportunities after a period of overvaluation.

Over the past year, Paris residential prices declined by 3-5.5%, marking a healthy correction from unsustainable peak levels. This decline has been accompanied by a 25% year-on-year increase in transaction volumes, indicating that buyers view current pricing as attractive entry points.

Comparing to five years ago reveals a more dramatic picture: prices peaked in 2020-2021 during the pandemic-driven property boom, then corrected by 9.9% over the subsequent two years to reach current levels. This means that current prices are actually lower than they were at their 2021 peak, despite the overall upward trend since 2020.

The correction has been uneven across property types and locations. Premium properties in central arrondissements have shown greater resilience, declining less than average properties. Conversely, properties in outer arrondissements and those requiring renovation have seen steeper declines, creating value opportunities for informed buyers.

Market fundamentals suggest that the correction phase is complete, with prices stabilizing around sustainable levels supported by employment growth, population increases, and ongoing housing shortages in the capital.

We did some research and made this infographic to help you quickly compare rental yields of the major cities in France versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you're planning to invest there.

What are the expert forecasts for property prices in Paris over the next 1, 5, and 10 years?

Expert forecasts for Paris property prices indicate a return to modest, sustainable growth following the recent correction period.

**Next 1 Year (2025-2026):** Experts predict 1-2% annual growth as the market stabilizes and buyer confidence returns. This modest increase reflects the completion of the correction phase and the beginning of a new, more sustainable growth cycle. Economic stability and continued employment growth in the Paris region support this positive but measured outlook.

**Next 5 Years (2025-2030):** Moderate growth of 1-2% per year is expected, with premium properties and energy-efficient buildings potentially outperforming the broader market. Cumulative growth over five years should reach 5-10%, significantly below the dramatic increases seen in previous decades but more sustainable for long-term market health.

**Next 10 Years (2025-2035):** Continued steady growth remains the consensus, though specific projections become less reliable over longer periods. Growth will likely depend on broader economic conditions, regulatory changes affecting property investment, and Paris's continued role as a global financial and cultural center.

Key factors supporting long-term growth include ongoing housing shortages, Paris's status as a global city attracting international investment, and infrastructure improvements enhancing connectivity. However, regulatory changes affecting rental markets and environmental requirements could impact specific property segments differently.

The consensus among experts suggests that while the dramatic price increases of previous decades are unlikely to return, Paris property should continue appreciating at rates that preserve and modestly grow investor capital over time.

How does the cost per square meter in Paris compare to other major cities like London, Berlin, New York, or Madrid?

Paris ranks among the world's most expensive property markets, though its position varies depending on the comparison city and specific districts analyzed.

City	Average Price per m² (€)	Position vs Paris	Notes
Paris	9,420-9,880	Baseline	Most expensive in France
London (Central)	12,000-15,000+	20-50% higher	Central zones exceed Paris
New York (Manhattan)	15,000-20,000+	50-100% higher	Manhattan significantly more expensive
Berlin	6,000-8,000	25-35% lower	Rapidly rising but still below Paris
Madrid	3,500-5,500	45-65% lower	Much more affordable alternative
Barcelona	4,500-6,500	35-50% lower	Coastal premium but still lower

These comparisons highlight Paris's position as a premium global property market, though not the most expensive. Central London and Manhattan command higher prices, while other major European cities offer significantly more affordable alternatives. For international investors, Paris represents a middle ground between ultra-expensive markets like London and more affordable options like Berlin or Madrid.

What kind of mortgage can you expect in terms of rates, down payment, and monthly payments based on today's market?

French mortgage conditions in mid-2025 offer competitive rates for qualified borrowers, though lending standards remain strict following recent regulatory changes.

**Mortgage Rates:** Current rates range from 3-3.5% for 20-year loans, with the best profiles securing rates below 3%. These rates represent an increase from the ultra-low rates of 2020-2022 but remain historically reasonable for property financing.

**Down Payment Requirements:** Standard down payments range from 5-10% of the purchase price. While 100% financing exists, it requires exceptional income profiles and strong guarantees. Most lenders prefer 10% minimum down payment for optimal rate pricing.

**Monthly Payment Examples:**- €300,000 loan (20 years, 3.2%): €1,680/month- €500,000 loan (20 years, 3.2%): €2,800/month - €750,000 loan (20 years, 3.2%): €4,200/month

**Lending Criteria:** French banks typically limit total debt service (including the new mortgage) to 35% of gross monthly income. International buyers may face additional requirements including larger down payments and proof of stable income sources.

**Loan Terms:** Standard mortgages range from 15-25 years, with 20 years being most common. Longer terms are available but result in higher total interest costs. Fixed-rate mortgages dominate the French market, providing payment predictability for borrowers.

**Additional Considerations:** Mortgage insurance is typically required, adding 0.3-0.5% annually to the loan amount. International buyers should budget additional time for documentation and may benefit from working with brokers familiar with non-resident lending requirements.

What's the cost breakdown of owning a property in Paris, including monthly expenses, maintenance, insurance, and rental management if applicable?

Property ownership costs in Paris extend well beyond mortgage payments, requiring careful budgeting for ongoing expenses that can significantly impact investment returns.

**Monthly Ownership Costs (€500,000 property example):****Fixed Costs:**- Mortgage payment (€500,000 loan, 20 years, 3.2%): €2,800/month- Property tax (Taxe Foncière): €1,000-€3,000/year (€85-€250/month)- Home insurance: €200-€500/year (€15-€40/month)- Building charges (if apartment): €100-€300/month**Variable Costs:**- Maintenance and repairs: €500-€1,500/year (€40-€125/month)- Utilities (if owner-occupied): €80-€150/month- Property management (if rented): 8-10% of rental income**Total Monthly Costs:**- **Owner-occupied:** €2,800 + €240-€565 = €3,040-€3,365/month- **Investment property:** Add management fees and vacancy provisions**Annual Costs Summary:**- Property tax: €1,000-€3,000 (varies by size and exact location)- Insurance: €200-€500 (comprehensive coverage)- Maintenance: €500-€1,500 (apartments) or €1,000-€3,000 (houses)- Building charges: €1,200-€3,600 (shared building expenses)**Rental Property Additional Costs:**- Professional management: 8-10% of rental income (recommended for non-resident owners)- Vacancy allowance: Budget 1-2 months rent annually- Rental guarantee insurance: €200-€500/year- Regular inspections and tenant management: Included in management fees

It's something we develop in our France property pack.

Conclusion

This article is for informational purposes only and should not be considered financial advice. Readers are advised to consult with a qualified professional before making any investment decisions. We do not assume any liability for actions taken based on the information provided.

Sources

1. InvestRopa - Paris Price Forecasts
2. Global Property Guide - European Square Meter Prices
3. InvestRopa - Buying Property France Worth It
4. Paris Property Group - 2025 Arrondissement Rankings
5. Paris Rental - Top Investment Neighborhoods
6. House Beautiful - Most Affordable Places in Paris
7. Statista - Price per Square Meter by Arrondissement
8. 56Paris - French Real Estate Market Early 2025
9. Letulle - Registration Duties Increase
10. Currencies Direct - Costs of Buying Property in France