Authored by the expert who managed and guided the team behind the France Property Pack
Everything you need to know before buying real estate is included in our France Property Pack
This article covers the current housing prices in France, with data we constantly update to keep it accurate and useful.
Whether you are looking at apartments in Paris or houses in the French countryside, understanding what things actually cost is the first step.
We break down median prices, price per square meter, neighborhood differences, and what you can realistically buy at different budget levels.
And if you're planning to buy a property in this place, you may want to download our pack covering the real estate market in France.
Insights
- The gap between listing prices and actual sale prices in France sits around 3% to 7%, which means negotiation room still exists in most markets outside prime Paris neighborhoods.
- Paris 6th arrondissement commands roughly €14,000 per square meter, while Paris 19th stays around €7,850 per square meter, showing an 80% price difference within the same city.
- New construction in France costs 10% to 25% more than existing homes, driven by modern energy standards and construction cost inflation that shows no sign of easing.
- Existing apartments make up about 55% of the French housing market, while new builds account for only 5%, meaning most buyers compete for older stock.
- Notary fees and transfer taxes add 7% to 10% on top of the purchase price for existing homes in France, a cost many foreign buyers underestimate.
- With €250,000 (around $295,000), you can buy a 60 to 75 square meter apartment in Lille, but the same budget in Paris only gets you 30 to 35 square meters in outer arrondissements.
- French housing prices rose roughly 1% to 2% nominally over the past year, but when adjusted for inflation, real prices stayed flat or slightly declined.
- Over the past ten years, French property prices increased 25% to 45% in nominal terms, though the gains vary dramatically between Paris and provincial cities.
Fact-checked and reviewed by our local expert
Maxence Toulouse 🇫🇷
General Manager of Iddyl Property
What is the average housing price in France in 2026?
The median housing price gives you a better picture of what most people actually pay, because unlike the average, it is not skewed upward by a small number of very expensive properties in places like Paris or the French Riviera.
We are writing this as of January 2026, using the latest available data from official French sources like INSEE and the Notaires de France, which we manually verified for accuracy.
The median home price in France in 2026 is approximately €240,000 ($283,000), while the average home price sits higher at around €270,000 ($318,000). This difference reflects how luxury markets in Paris and coastal areas pull the average upward.
In the French housing market in 2026, 80% of residential property transactions fall within a price range of €120,000 to €450,000 ($141,000 to $530,000).
A realistic entry range in France in 2026 is €80,000 to €120,000 ($94,000 to $141,000), which can get you a small existing apartment of 25 to 40 square meters in regional cities like Saint-Etienne or Mulhouse.
For luxury property in the French market in 2026, expect to pay between €1,500,000 and €5,000,000 ($1.77 million to $5.9 million), which covers renovated apartments of 120 to 200 square meters in prime Paris arrondissements like the 6th or 7th, typically in classic Haussmann buildings with high floors and views.
By the way, you will find much more detailed price ranges in our property pack covering the real estate market in France.
Are France property listing prices close to the actual sale price in 2026?
In France in 2026, listing prices are typically 3% to 7% higher than the final sale prices.
This gap exists because sellers often test the market after years of interest rate volatility, and buyers have regained some negotiating power as transaction volumes recover without reaching euphoric levels. The difference shrinks in hot micro-markets like prime Paris or top coastal spots, but widens in softer regional markets where properties sit longer.
Get fresh and reliable information about the market in France
Don't base significant investment decisions on outdated data. Get updated and accurate information with our guide.
What is the price per sq m or per sq ft for properties in France in 2026?
As of January 2026, the median price per square meter in France is around €3,000 per sqm ($3,536 per sqm or $328 per sqft), while the average price per square meter reaches approximately €3,200 per sqm ($3,772 per sqm or $350 per sqft). The average is higher because expensive areas like Paris and the Cote d'Azur pull it up significantly.
Properties with the highest price per square meter in France in 2026 are typically well-located apartments with modern renovations, good energy ratings, and desirable features like natural light and views, while the lowest price per square meter goes to energy-inefficient older buildings in areas with weaker job markets and lower demand.
In Paris, the highest prices per square meter are found in the 6th arrondissement (around €14,000 per sqm) and the 7th arrondissement (around €13,200 per sqm), known for their prestige and central locations. The lowest prices in Paris are in the 19th arrondissement (around €7,850 per sqm) and the 20th arrondissement (around €8,290 per sqm), which offer more accessible entry points for buyers.
How have property prices evolved in France?
Compared to one year ago, French housing prices in 2026 have risen by roughly 1% to 2% in nominal terms. This modest recovery happened because mortgage rates eased from their 2023 peak, bringing buyers back into the market while supply remained tight in many areas.
Compared to ten years ago, French property prices in 2026 are up by 25% to 45% in nominal terms, depending on the location. This long-term increase was fueled by years of cheap credit that supported higher prices, combined with continued concentration of demand in major metropolitan areas like Paris, Lyon, and Bordeaux.
By the way, we've written a blog article detailing the latest updates on property price variations in France.
Finally, if you want to know whether now is a good time to buy a property there, you can check our pack covering everything there is to know about the housing market in France.
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.
How do prices vary by housing type in France in 2026?
In France in 2026, existing apartments make up about 55% of transactions, existing houses represent around 40%, and new construction accounts for roughly 5%, because the French market is dominated by older housing stock and new builds follow smaller, more volatile cycles.
The average price for an existing apartment in France in 2026 is around €210,000 ($248,000), while an existing house averages €300,000 ($354,000). New-build apartments come in at approximately €260,000 ($306,000), and new-build houses reach around €360,000 ($424,000). Townhouses or small multi-level homes average €330,000 ($389,000), and prime coastal villas start around €900,000 ($1.06 million) and go much higher depending on location.
If you want to know more, you should read our dedicated analyses:
- How much do properties cost in France?
- How much should you pay for a house in France?
- How much should you pay for lands in France?
How do property prices compare between existing and new homes in France in 2026?
In France in 2026, new construction typically costs 10% to 25% more than comparable existing properties.
This premium exists because new builds come with modern energy efficiency standards, builder warranties, and updated layouts, while construction costs and limited new supply keep prices elevated compared to the existing stock.
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How do property prices vary by neighborhood in France in 2026?
The Paris 7th arrondissement, home to the Invalides and Champ de Mars, attracts many international buyers and commands around €13,200 per square meter, meaning an 80 square meter apartment here costs roughly €1,050,000 ($1.24 million). This premium reflects the area's central location, classic architecture, and prestige among both French and foreign buyers.
The Paris 16th arrondissement, covering Passy and Auteuil, is popular with families seeking larger apartments near good schools, with prices around €10,250 per square meter. A 90 square meter family apartment in this area runs about €920,000 ($1.08 million), offering a quieter, more residential feel while staying connected to central Paris.
The Paris 19th arrondissement offers the lowest prices in the city at around €7,850 per square meter, making a 55 square meter apartment available for approximately €430,000 ($507,000). This neighborhood attracts buyers looking for value and is increasingly popular with young professionals and first-time buyers who want to stay within Paris limits.
You will find a much more detailed analysis by areas in our property pack about France. Meanwhile, here is a quick summary table we have made so you can understand how prices change across areas:
| Neighborhood | Profile | Price Range (€ and $) | Price per sqm (€ and $) | Price per sqft (€ and $) |
|---|---|---|---|---|
| Paris 6th | Prime / lifestyle | €490,000 - €1,120,000 ($578,000 - $1,320,000) | €14,010 ($16,510) | €1,302 ($1,535) |
| Paris 7th | Expat / prestige | €460,000 - €1,050,000 ($542,000 - $1,240,000) | €13,180 ($15,540) | €1,224 ($1,443) |
| Paris 4th | Central / historic | €446,000 - €1,020,000 ($526,000 - $1,200,000) | €12,750 ($15,030) | €1,185 ($1,397) |
| Paris 3rd | Central / popular | €432,000 - €987,000 ($509,000 - $1,160,000) | €12,340 ($14,540) | €1,146 ($1,350) |
| Paris 16th | Family / schools | €359,000 - €820,000 ($423,000 - $967,000) | €10,250 ($12,080) | €952 ($1,122) |
| Paris 11th | Popular / nightlife | €334,000 - €764,000 ($394,000 - $901,000) | €9,560 ($11,270) | €888 ($1,048) |
| Paris 14th | Family / commute | €323,000 - €739,000 ($380,000 - $871,000) | €9,240 ($10,890) | €859 ($1,012) |
| Paris 15th | Family / practical | €314,000 - €717,000 ($370,000 - $845,000) | €8,960 ($10,560) | €833 ($982) |
| Paris 12th | Family / value | €305,000 - €696,000 ($360,000 - $820,000) | €8,700 ($10,260) | €808 ($948) |
| Paris 18th | Mixed / value | €299,000 - €684,000 ($352,000 - $806,000) | €8,550 ($10,080) | €795 ($937) |
| Paris 20th | Entry / popular | €290,000 - €663,000 ($341,000 - $782,000) | €8,290 ($9,770) | €770 ($908) |
| Paris 19th | Entry / value | €275,000 - €628,000 ($324,000 - $740,000) | €7,850 ($9,250) | €729 ($860) |
How much more do you pay for properties in France when you include renovation work, taxes, and fees?
When buying an existing home in France in 2026, you should expect to add 7% to 10% on top of the purchase price to cover notary fees and transfer taxes.
If you buy a property for around €170,000 ($200,000), you will pay approximately €13,600 ($16,000) in additional fees and taxes, bringing your total to around €183,600 ($216,000). This is before any renovation work, which can add significantly more depending on the condition of the property.
For a property purchased at around €425,000 ($500,000), the additional fees and taxes come to roughly €34,000 ($40,000), making your total cost approximately €459,000 ($540,000). At this price point, you are likely buying in a major city or an attractive regional market, where properties may also need some updates.
If you buy at the €850,000 ($1,000,000) level, expect to add around €60,000 to €70,000 ($71,000 to $82,000) in fees and taxes, for a total of approximately €910,000 to €920,000 ($1,071,000 to $1,082,000). Properties at this price in Paris or prime coastal areas are often already renovated, but you should still budget for potential customization.
By the way, we keep updated a blog article detailing the property taxes and fees to factor in the total buying cost in France.
Meanwhile, here is a detailed table of the additional expenses you may have to pay when buying a new property in France
| Expense | Category | Estimated Cost Range (€ and $) |
|---|---|---|
| Notary fees and transfer taxes (existing property) | Fees / Taxes | Around 7% to 10% of the purchase price. This covers registration taxes, notary fees, and various administrative costs. On a €300,000 property, expect €21,000 to €30,000 ($25,000 to $35,000). |
| Notary fees and transfer taxes (new property) | Fees / Taxes | Around 2% to 4% of the purchase price. New builds benefit from reduced transfer taxes. On a €300,000 new apartment, expect €6,000 to €12,000 ($7,000 to $14,000). |
| Light renovation (paint, floors, minor updates) | Renovation | Around €200 to €600 per sqm ($236 to $707 per sqm). For a 70 sqm apartment, this means €14,000 to €42,000 ($16,500 to $49,500) depending on finishes chosen. |
| Full renovation (kitchen, bathroom, electrical) | Renovation | Around €800 to €1,800 per sqm ($943 to $2,121 per sqm). A complete renovation of a 70 sqm apartment costs €56,000 to €126,000 ($66,000 to $148,500). |
| Energy upgrades (insulation, windows, heating) | Renovation | Highly variable depending on the property's current energy rating and age. Budget a separate line item, as costs can range from €10,000 to €50,000+ ($12,000 to $59,000+) for significant improvements. |
| Real estate agent commission (if applicable) | Fees | Typically 3% to 5% of the sale price, though this is usually included in the listed price in France. On a €300,000 sale, that is €9,000 to €15,000 ($10,600 to $17,700). |
| Mortgage arrangement fees | Fees | Around 1% of the loan amount plus administrative costs. For a €200,000 mortgage, expect €2,000 to €3,000 ($2,360 to $3,540) in bank fees and related charges. |
We made this infographic to show you how property prices in France compare to other big cities across the region. It breaks down the average price per square meter in city centers, so you can see how cities stack up. It’s an easy way to spot where you might get the best value for your money. We hope you like it.
What properties can you buy in France in 2026 with different budgets?
With $100,000 (around €85,000), your options in France are limited to regional markets far from Paris or major cities: you could find an existing studio of 25 to 30 square meters in Mulhouse, an existing two-room apartment of 35 to 45 square meters in Saint-Etienne, or a small house of 55 to 70 square meters in a rural area that likely needs some work.
With $200,000 (around €170,000), you can buy an existing two-room apartment of 40 to 50 square meters in Reims, an existing three-room apartment of 55 to 65 square meters in Amiens in a family-friendly area, or an existing house of 75 to 90 square meters in the outer suburbs of a mid-sized French city.
With $300,000 (around €255,000), you can afford an existing three-room apartment of 60 to 75 square meters in Lille (outside the most premium streets), an existing house of 90 to 110 square meters in the Tours suburbs, or a newer apartment of 55 to 65 square meters in a developing area of Montpellier.
With $500,000 (around €424,000), you can purchase an existing house of 110 to 140 square meters in the Nantes suburbs, an existing apartment of 70 to 85 square meters in Nice (not on the prime seafront), or an existing apartment of 45 to 55 square meters in the more affordable Paris arrondissements like the 19th or 20th.
With $1,000,000 (around €850,000), you can buy a renovated existing apartment of 70 to 85 square meters in Paris neighborhoods like the 11th, 14th, or 15th arrondissements, a large family apartment of 85 to 100 square meters in the Paris 16th, or an existing house of 160 to 220 square meters in the high-demand Bordeaux metro area.
With $2,000,000 (around €1.7 million), you enter the prime Paris market and can afford a renovated apartment of 110 to 140 square meters in the Paris 7th, a prime apartment of 120 to 160 square meters in the Paris 6th, or a trophy villa of 200 to 300 square meters on the Cote d'Azur, though the very best coastal locations often require even more.
If you need a more detailed analysis, we have a blog article detailing what you can buy at different budget levels in France.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our property pack about France, we always rely on the strongest methodology we can … and we don't throw out numbers at random.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source Name | Why It's Authoritative | How We Used It |
|---|---|---|
| INSEE | France's official national statistics office, publishing the reference housing price index based on notarized transaction data. | We used INSEE data to anchor recent price changes for existing homes. We also relied on their quarterly indices to frame January 2026 price levels. |
| Notaires de France | Produced by the Conseil superieur du notariat using comprehensive notarized transaction databases with clear methodology. | We used their market notes to describe transaction volumes, market momentum, and what is driving prices. We also referenced their methodology to keep our terms like median and average accurate. |
| Notaires du Grand Paris | The official notarial chamber for the Paris region, publishing standardized prices from notarized sales. | We used this source to anchor Ile-de-France benchmark levels including price per square meter for apartments. We also used it to justify neighborhood-level comparisons around Paris. |
| Paris Notaires Arrondissement Data | An official notarial publication providing arrondissement-level standardized prices based on actual transactions. | We used this data to build our 12-neighborhood table with price ranges and price per square meter. We also identified lower-priced versus higher-priced areas in a verifiable way. |
| Banque de France | The French central bank, reporting official credit and mortgage rate statistics. | We used their data to explain why 2024-2025 saw a rebound in buyer demand as rates fell from the peak. We also supported our analysis of price drivers with their interest rate trends. |
| INSEE CPI Series | The official Consumer Price Index used as the standard inflation measure in France. | We used this to describe inflation-corrected price comparisons over one year and ten years. We also grounded our real versus nominal price discussion in this official series. |
| Service-Public.fr | The French government's official public service portal, providing guidance on notary fees and transaction costs. | We used their simulator framework to estimate realistic closing costs for existing and new properties. We also based our fee percentage ranges on their official guidance. |
| European Central Bank | The ECB publishes the official euro reference exchange rate series used for currency conversions. | We used the ECB rate of approximately €1 = $1.18 to convert all euro amounts into US dollars consistently. We applied this rate across all sections for comparability. |
| INSEE Housing Price Index | The official index tracking existing home price changes across France, built from notarized sales data. | We used quarterly and yearly percentage changes from this index to describe how French housing prices have evolved. We also used it to frame our year-over-year and decade comparisons. |
| Notaires du Grand Paris Price Map | Interactive price map showing current standardized prices across the greater Paris region by neighborhood. | We used the map to verify apartment and house price levels in Ile-de-France. We cross-referenced this with our arrondissement data to ensure consistency. |
| Notaires Market Note No. 68 | The latest quarterly market analysis from French notaries covering national and regional trends. | We used this report to understand the breakdown between apartments and houses in the market. We also referenced their analysis of new versus existing property premiums. |
| Banque de France Credit Statistics | Official data on household borrowing and mortgage conditions in France. | We used this to explain why buyer demand recovered after rates peaked. We also used it to support our explanation of what is driving the current market stabilization. |
| INSEE Consumer Price Index | The baseline inflation measure used to calculate real versus nominal price changes. | We applied CPI data to show that while nominal prices rose modestly, real prices stayed flat or slightly declined. We used this for both short-term and long-term comparisons. |
| Service-Public Notary Fee Calculator | Official government tool for estimating notary fees and transfer taxes on property purchases. | We used the calculator to verify our fee percentage estimates for existing and new properties. We based our concrete euro examples on the ranges suggested by this tool. |
| ECB EUR/USD Reference Rate | The official daily exchange rate used by European institutions and commonly referenced for financial conversions. | We took the late December 2025 rate as our January 2026 proxy for all dollar conversions. We applied this rate consistently throughout the article. |
| Paris Arrondissement Price History | Historical time series of standardized apartment prices by Paris arrondissement from official notarial sources. | We used Q3 2025 data as the most recent available baseline for our January 2026 estimates. We calculated price ranges by applying typical apartment sizes to the per-square-meter figures. |
| INSEE Existing Home Price Index | Tracks price movements for existing residential properties across France using notarized transaction data. | We used this index to determine national average and median price levels. We also used it to validate our estimates against official quarterly releases. |
| Notaires de France Methodology Notes | Explains how French notaries calculate their price indices and what data sources they use. | We referenced the methodology to ensure we used terms like median and standardized price correctly. We also used it to understand the lag between transactions and published data. |
| Grand Paris Interactive Price Map | Real-time updated price information for the Paris metropolitan area from official notarial sources. | We used this to verify current price levels for specific neighborhoods and property types. We cross-checked apartment and house prices against published statistics. |
| Banque de France Mortgage Rate Data | Official statistics on average mortgage rates for new housing loans in France. | We used this data to explain the connection between falling rates and market recovery. We also referenced rate trends to explain buyer behavior over the past year. |
| INSEE Inflation Series Base 2015 | The official CPI series rebased to 2015 used for consistent inflation-adjusted calculations. | We applied the index to calculate real price changes over one and ten year periods. We used this to show that inflation has eroded some of the nominal price gains. |
| Government Property Tax Guide | Official guidance on property transfer taxes, registration fees, and notary costs in France. | We used this to break down total transaction costs into their components. We also referenced it to explain the difference between new and existing property fees. |
| ECB Daily Exchange Rates | Published daily by the European Central Bank, these rates are the standard reference for euro conversions. | We used the €1 = $1.18 rate from late December 2025 as our baseline for all conversions. We applied this rate to every price figure to ensure consistency. |
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