Is right now a good time to buy a property in Paris? (2026)

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

Is it smart to buy now in Paris, or should I wait as of 2026?

Do real estate prices look too high in Paris as of 2026?

As of early 2026, Paris apartment prices sit around 9,650 euros per square meter, which is roughly 11% below the 2020 peak and suggests the market is no longer overheated but not deeply discounted either.

One clear on-the-ground signal is that closed sale prices in Paris currently come in about 3% to 6% below final asking prices, which shows that buyers still have some room to negotiate rather than competing in bidding wars.

Another signal is that selling times have normalized to around 69 days on average, down from 73 days a year earlier, which indicates that demand is returning but not yet frantic enough to push prices sharply upward.

You can also read our latest update regarding the housing prices in Paris.

Does a property price drop look likely in Paris as of 2026?

As of early 2026, the likelihood of a meaningful Paris property price decline over the next 12 months is low, because the sharpest correction already happened and the market now shows signs of stabilization rather than collapse.

A plausible price change range for Paris apartments over the next year is flat to up 3%, with downside limited to about minus 2% if economic conditions worsen unexpectedly.

The single most important macro factor that would increase the odds of a price drop in Paris is a renewed spike in mortgage rates, because Paris buyers are extremely sensitive to financing costs and even half a point higher rates can shrink purchasing power significantly.

This scenario looks unlikely in the near term, given that the European Central Bank has paused its tightening cycle and French mortgage rates have stabilized in the low-3% range for well-qualified borrowers.

Finally, please note that we cover the price trends for next year in our pack about the property market in Paris.

Could property prices jump again in Paris as of 2026?

As of early 2026, the likelihood of a renewed price surge in Paris within the next 12 months is low to medium, because while fundamentals are improving, credit constraints and high transaction costs still cap buyer enthusiasm.

A plausible upside price change range for Paris apartments over the next year is between 2% and 5%, concentrated in well-located properties with good energy ratings.

The single biggest demand-side trigger that could drive Paris prices to jump again is a meaningful drop in mortgage rates (say, below 2.5%), which would significantly boost buyer purchasing power and reignite competition for limited Paris housing stock.

Please also note that we regularly publish and update real estate price forecasts for Paris here.

Are we in a buyer or a seller market in Paris as of 2026?

As of early 2026, the Paris property market is balanced to mildly buyer-leaning, meaning buyers have more negotiating power than during the boom years but sellers are not yet desperate.

The estimated months-of-inventory equivalent in Paris hovers around four to five months based on current transaction volumes and available listings, which is slightly above the three-month level that typically signals a strong seller's market, giving buyers a bit more breathing room.

The share of listings with price reductions in Paris is elevated compared to 2021-2022 levels, with many sellers adjusting asking prices by 3% to 6% before closing, which suggests that overpriced properties face real pushback and buyers can negotiate meaningfully.

Are homes overpriced, or fairly priced in Paris as of 2026?

Are homes overpriced versus rents or versus incomes in Paris as of 2026?

As of early 2026, Paris homes appear moderately overpriced when comparing purchase costs to both rents and incomes, though the gap has narrowed significantly since the 2020 peak thanks to the recent price correction.

The price-to-rent ratio in Paris sits around 30 times annual rent for a typical apartment (roughly 9,650 euros per square meter purchase price versus about 27 euros per square meter monthly rent), which is above the 20-25 range generally considered balanced for investment purposes.

The price-to-income multiple in Paris remains stretched at roughly 12 to 14 times median household income, well above the 6-8 times range that would signal easy affordability, which means most buyers still need either substantial savings or dual incomes to purchase.

Finally please note that you will have all the indicators you need in our property pack covering the real estate market in Paris.

Are home prices above the long-term average in Paris as of 2026?

As of early 2026, Paris apartment prices are still elevated in absolute terms but now sit about 11% below the 2020 cycle peak, representing a meaningful correction that has brought valuations closer to (though still above) historical trend levels.

The recent 12-month price change in Paris has been roughly flat to slightly positive (around plus 2%), which is far more subdued than the 5-7% annual gains seen in the pre-pandemic period and suggests the market has entered a consolidation phase.

In inflation-adjusted (real) terms, Paris property prices have given back roughly 15-18% of their peak purchasing power when accounting for the cumulative inflation since 2020, which means the true correction is larger than nominal figures suggest.

What local changes could move prices in Paris as of 2026?

Are big infrastructure projects coming to Paris as of 2026?

As of early 2026, the biggest infrastructure project affecting the Paris region is the Grand Paris Express metro network, with Line 18 scheduled to open its first section (Massy-Palaiseau to Christ de Saclay) in late 2026 and Line 15 South expected to follow in 2027.

The timeline for Grand Paris Express has slipped multiple times due to testing delays, but construction is now advancing with first trains already running test operations; the full network connecting Paris suburbs should be complete by 2031.

For the latest updates on the local projects, you can read our property market analysis about Paris here.

Are zoning or building rules changing in Paris as of 2026?

The single most important zoning change in Paris is the PLU bioclimatique (bioclimatic local urban plan), which the City of Paris approved on November 20, 2024, and which reshapes development rules around greening, building heights, and housing creation.

As of early 2026, the net effect of these zoning changes on Paris property prices is likely supportive, because tighter rules on new construction and conversion keep supply constrained, which protects existing property values in a city that is already largely built out.

The areas most affected by these rule changes in Paris are peripheral arrondissements like the 13th, 18th, 19th, and 20th, where redevelopment potential was highest and where stricter greening requirements now limit what can be built or converted.

Are foreign-buyer or mortgage rules changing in Paris as of 2026?

As of early 2026, there are no major new foreign-buyer restrictions specifically targeting Paris, but all buyers face higher transaction costs after the DMTO (transfer tax) increase from 4.5% to 5% that took effect in April 2025.

The most relevant rule change for all Paris property buyers is the continued application of HCSF (Haut Conseil de Stabilité Financière) mortgage underwriting constraints, which cap debt-to-income ratios at 35% and loan terms at 25 years, limiting how much buyers can borrow regardless of nationality.

No major new mortgage rule changes are currently being considered in Paris beyond the existing HCSF framework, but banks have slightly eased within those constraints as rates stabilized, improving access for well-qualified borrowers with solid income documentation.

You can also read our latest update about mortgage and interest rates in France.

Will it be easy to find tenants in Paris as of 2026?

Is the renter pool growing faster than new supply in Paris as of 2026?

As of early 2026, the balance in Paris strongly favors landlords: renter demand continues to outpace new rental supply because the city's planning constraints make it very difficult to add housing stock quickly.

The clearest renter-demand signal in Paris is the steady rent growth recorded by OLAP, with private rents rising about 2.6% in 2024 alone; this pace reflects strong underlying tenant demand driven by job opportunities, student populations, and people who cannot afford to buy.

New rental supply in Paris grows very slowly because the city is largely built out, zoning rules (including the new PLU bioclimatique) limit new construction, and conversion of existing buildings faces regulatory hurdles, keeping the supply response structurally weak.

Are days-on-market for rentals falling in Paris as of 2026?

As of early 2026, well-priced rental properties in Paris typically find tenants within 7 to 15 days, and this figure has remained stable or slightly improved compared to a year ago, reflecting continued strong tenant demand.

The difference in days-on-market between best areas (like the 6th, 7th, and central arrondissements) and weaker areas (like parts of the 18th, 19th, and 20th arrondissements) can be significant, with prime locations renting in under a week while less desirable spots may take three to four weeks.

One common reason days-on-market stays low in Paris is the chronic undersupply of quality rental housing combined with seasonal peaks when students and young professionals flood the market in late summer and early fall.

Are vacancies dropping in the best areas of Paris as of 2026?

As of early 2026, vacancy rates in the best-performing Paris rental areas like Saint-Germain-des-Prés (6th), Invalides (7th), and the Marais (3rd-4th) remain extremely low, typically under 2%, and show no signs of rising.

These prime Paris neighborhoods have vacancy rates well below the citywide average, which itself is already tight by European standards; the scarcity in these areas is structural because turnover is low and demand from high-income tenants is deep.

One practical sign that best areas are tightening first in Paris is that landlords in prime locations increasingly receive multiple applications within 48 hours of listing, allowing them to select tenants with the strongest income documentation rather than offering concessions.

By the way, we've written a blog article detailing what are the current rent levels in Paris.

Am I buying into a tightening market in Paris as of 2026?

Is for-sale inventory shrinking in Paris as of 2026?

As of early 2026, for-sale inventory in Paris appears roughly stable compared to a year ago, though it remains well below the levels seen during the 2021-2022 boom when more owners were eager to sell at peak prices.

The months-of-supply in Paris currently sits around four to five months, which is slightly above the three-month threshold that signals a tight seller's market but still not abundant enough to give buyers unlimited options.

The most likely reason inventory remains constrained in Paris is that many current owners locked in very low fixed-rate mortgages before 2022 and have little financial incentive to sell and buy again at today's higher rates, effectively reducing the flow of new listings.

Are homes selling faster in Paris as of 2026?

As of early 2026, the median time-to-sell for Paris apartments is around 65 to 70 days, which is slightly faster than the 73 days recorded a year earlier, suggesting the market is gently improving rather than stagnating.

Compared to last year, this represents a modest speedup of about one week, driven by returning buyer confidence as mortgage rates stabilized and the fear of further price drops faded.

Are new listings slowing down in Paris as of 2026?

As of early 2026, new for-sale listings in Paris appear roughly flat compared to last year, with no surge of motivated sellers flooding the market but also no dramatic pullback that would signal owners are waiting for better conditions.

The seasonal pattern in Paris typically sees listing activity pick up in spring (March through June) and again in September, with winter months (December through February) being slower; current levels appear consistent with normal winter seasonality rather than unusually low.

The most plausible reason new listings are not accelerating in Paris is that owners who bought with low fixed-rate mortgages before 2022 face a financial penalty if they sell and rebuy at higher rates, keeping them in place longer than normal turnover patterns would suggest.

Is new construction failing to keep up in Paris as of 2026?

As of early 2026, new housing construction inside Paris proper is structurally unable to keep pace with demand because the city is largely built out and zoning rules severely limit what can be added, making new supply a negligible factor in the market.

Building permits for new residential units in Paris intra-muros remain at very low levels, typically under 5,000 units per year across the entire city, while household demand for housing far exceeds this trickle of new supply.

The single biggest bottleneck limiting new construction in Paris is land availability combined with strict planning rules (including the new PLU bioclimatique), which together make it extremely expensive and time-consuming to bring new housing projects to completion.

Will it be easy to sell later in Paris as of 2026?

Is resale liquidity strong enough in Paris as of 2026?

As of early 2026, resale liquidity in Paris remains solid for well-priced properties, with correctly positioned apartments typically finding buyers within two to three months, though overpriced or problematic units can sit much longer.

The median days-on-market for resale apartments in Paris sits around 65 to 70 days, which is within the healthy liquidity range of 60 to 90 days where sellers can expect reasonable interest without having to accept fire-sale discounts.

One property characteristic that most improves resale liquidity in Paris is a good energy performance rating (A, B, or C on the DPE scale), because poorly rated apartments face rental restrictions and buyer hesitation, while efficient units attract both investors and owner-occupiers.

Is selling time getting longer in Paris as of 2026?

As of early 2026, selling time in Paris has actually shortened slightly compared to a year ago, moving from about 73 days to around 65 to 70 days, as buyer confidence has stabilized with mortgage rates no longer rising.

The current median days-on-market in Paris is about 65 to 70 days, with a realistic range from 30 days for well-priced, turnkey apartments in prime locations to 120 days or more for overpriced or energy-inefficient units.

One clear reason selling time can lengthen in Paris is affordability pressure: when a property is priced above what buyers can finance given current mortgage rates and HCSF borrowing limits, it simply sits on the market until the seller adjusts expectations.

Is it realistic to exit with profit in Paris as of 2026?

As of early 2026, the likelihood of selling a Paris property with a profit is medium to high if you hold for at least five to seven years, because the city's structural supply constraints and durable demand tend to support prices over longer horizons.

The estimated minimum holding period in Paris that most often makes exiting with profit realistic is around five years, which gives enough time to absorb transaction costs and ride out short-term market fluctuations.

The total round-trip cost drag in Paris (buying plus selling) currently runs about 10% to 12% of the property value, including roughly 8% in buyer transaction costs (notary fees, DMTO) and 3% to 5% in selling costs (agency fees, diagnostics), which in euros means roughly 48,000 to 58,000 euros on a 480,000 euro apartment (about 56,000 to 68,000 USD).

One clear factor that most increases profit odds in Paris is buying a property that needs light renovation or has a poor DPE rating that you can improve cost-effectively, because this creates embedded value that the market will recognize when you sell.

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 Paris, 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.