Buying a property in Paris: a complete guide

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

Thinking of buying a property in Paris? You're not alone!

Actually, a lot of people adore the Parisian lifestyle and dream of owning, for example, a loft or an apartment in a Haussmannian building there.

Is it a wise investment, though? Are property prices increasing in Paris? What is the price per sqm? Is it better to buy in Le Marais or around République? What are the taxes? Where are the best yields?

We have the answers.

The Investropa team has thoroughly explored this market. As a matter of fact, we've put all our findings together in a pack. Get it now.

In the lines below, we'll provide you with helpful information.

How's the property market in Paris?

Is the property market going up or down? People have different ideas. Us? We rely on the latest data and stats for accurate answers.

Types of properties

In Paris, you can find a variety of properties for sale to suit different needs and preferences.

These include apartments, which are the most common and range from small studios to spacious penthouses in various neighborhoods throughout the city.

Additionally, you may find charming townhouses, offering a mix of traditional architecture and modern amenities.

For those seeking a more luxurious lifestyle, there are elegant Parisian mansions known as "hôtels particuliers," often featuring beautiful gardens.

Lastly, there are commercial properties available, such as shops and offices, for those interested in investing in business ventures.

Whether you're looking for a cozy urban dwelling or a grand residence, Paris has a diverse range of properties to explore.

Buying or renting?

(If you're purchasing for personal use and not for renting)

If you're planning to settle in the romantic city of Paris, you may be thinking about the advantages of buying versus renting a property in the French capital.

Without a doubt, you should buy if you want to acquire equity and have a more secure long-term living situation in Paris.

To make a good decision, look at the property price-to-rent ratio. It's a simple way to gauge the impact of rental earnings on covering the property's cost.

According to Numbeo, the property price-to-rent ratio in Paris is around 41.27, which is very high.

It indicates that buying a property is more expensive in the short term compared to renting. However, buying can still be a viable option if you plan to live in Paris for an extended period or if you think property values will increase.

Property prices in Paris

On average, according to the last data from National Institute of Statistics and Economic Studies (INSEE), buying a property in Paris would cost you around $11,100 per square meter.

Of course, prices vary. A studio in Porte de Pantin will have a lower price per sqm than a hôtel particulier in the Quartier Latin. We actually give you a more detailed breakdown in our pack for buying property in Paris and in France.

To give you some context, it is cheaper than the property prices you can find in Singapore, Hong Kong or New York nowadays.

Also, housing prices in Paris are 20% cheaper than in London.

The most expensive neighbourhoods in Paris are probably the 8th, 16th and 6th arrondissements, while the cheapest are likely the 10th, 19th and 18th arrondissements.

Trends

First and foremost, we have to acknowledge that France currently stands out for its remarkable stability. The last Fragile State Index that has been reported for this place is 30.9.

Don't ignore this when weighing the pros and cons of buying a property in Paris.

Also, according to the IMF’s forecasts, France's economy is expected to soar by 6.7% in the coming 5 years, resulting in an average GDP growth rate of 1.3%.

If you intend to invest in real estate in Paris it's a positive signal because when the economy grows, people often experience an increase in wealth, it typically translates to a surge in housing costs.

Also, in France, the average GDP per capita has changed by 1.7% over the last 5 years. Though not substantial, there is still a positive trend of growth.

However, if we look at the UBS Global Real Estate Bubble Index, we see that the Paris property market is currently quite overvalued (the index is at 1.21, above 0.5 means overvaluation).

Looking for more updated data? We've done a big-picture study to find out if it's a good idea to purchase property in France right now.

Buying property in Paris

It can be difficult to buy property in Paris due to the difficulty in obtaining reliable and up-to-date information about the market. That's why we have created the pack to buy property in Paris and in France.

Buying process

In the pack of documents we have built, we've covered everything about buying a property, from the contacts you'll need to the taxes that need to be paid, and even where to look for available properties.

Now, we're presenting a simpler version to make it easier for you to understand and follow along.

This is the step-by-step process to purchase a property in Paris:

1. Research the Parisian property market and determine your budget.
2. Engage a licensed real estate agent familiar with Paris properties.
3. Visit properties in your desired Parisian neighborhoods.
4. Make an offer through your agent, considering local market trends.
5. Negotiate terms, keeping in mind Paris's unique property dynamics.
6. Sign a preliminary sales agreement (compromis de vente) under French law.
7. Pay a deposit, typically 5-10% of the property price, into a notary-held account.
8. Conduct property surveys and comply with legal due diligence.
9. Secure a mortgage, if required, from a French lender.
10. Finalize the transaction by signing the sales deed (acte de vente) before a Parisian notary.
11. Pay the remaining balance, including taxes and fees.
12. Register the property with the Parisian land registry to complete the purchase.

Also, if you're not from the country, you might want to check our article on how to buy property as a foreigner in France.

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Where to find a property

There are several websites where you can find properties in Paris:

• Pap is one of the most popular websites in France for finding rental properties. Be warned, things move quickly on this site.
• FUSAC (short for ‘France USA Contacts’) is a small ads site specifically serving the English-speaking population of Paris.
• Le Bon Coin is a classified ads website where you can find everything, including rentals and house shares.
• French-Property.com allows you to search for properties for sale in Paris and refine your search based on your preferences.
• Knight Frank presents the best real estate in Paris and other elegant properties within their French property portfolio.
• Paris Property Group helps buyers find luxurious pied-a-terre and investment homes in Paris, France.

Also, know that we have included contacts of real estate agencies, property lawyers, moving companies, expats communities and more in our pack for buying property in France.

What you can get

As mentioned before, the average price per sqm in Paris is $11,100. A 1-bedroom property with 60 square meters of space would cost approximately $666,000, while a 2-bedroom property with 85 square meters of space would cost approximately $944,000.

Obviously, property prices will change based on both the property itself and its location.

Prices are often higher in Paris' best areas. A house in Saint-Germain-des-Prés could be about $2,100,000, whereas a residence in Marais might be priced at $2,500,000.

Still, some spots are easier on your budget. You may find an apartment in Pantin for $370,000, or you might discover a condominium in Aulnay-sous-Bois priced only at $300,000.

Find a more detailed price list in our full pack for buying property in France.

Common mistakes

Here are the specific pitfalls when buying a property in Paris:

• "Loi Carrez" discrepancies can lead to differences in actual and advertised property size.
• Paris' rent control laws may limit rental income potential for investment properties.
• Preservation regulations in historic areas can restrict renovation and expansion options.
• "Charges de copropriété" - high co-ownership fees for building maintenance and services.
• "Diagnostics techniques" reports may reveal costly structural or environmental issues.
• "Taxe foncière" - annual property tax rates can be higher for non-resident buyers.
• "Zone tendue" restrictions in certain districts can limit short-term rental opportunities.
• Understanding "Viager" agreements, life annuity contracts unique to French property transactions.

We don't want this to happen to you, so we have included a full checklist for your property investment in our pack of documents. Avoid these mistakes and save a lot of money.

Everything you need to know is included in our France Property Pack

Living in Paris

Living in Paris is an experience like no other, with its unique culture, vibrant nightlife, and stunning architecture, it is an ideal destination for anyone looking to purchase property.

Cost of living

The cost of living in Paris is generally higher than in other cities in France, with rent being the most expensive expense. However, it is still possible to find affordable housing and other necessities if one is willing to look.

Here are some specific examples of the cost of living in Paris, featuring drinks, neighborhoods, and unique brands:

• A glass of Bordeaux wine at a local bistro: $7 - $12.
• Rent for a one-bedroom apartment in Le Marais neighborhood: $1,800 - $3,000 per month.
• Croissant from a renowned patisserie like Ladurée: $2 - $5.
• Monthly Navigo pass for unlimited public transport: $75 - $100.
• Café au lait at Café de Flore in Saint-Germain-des-Prés: $4 - $6.
• Fresh baguette from a neighborhood boulangerie: $1 - $2.
• Cheese assortment from Fromagerie Laurent Dubois: $20 - $30.
• Shopping for designer fashion at Galeries Lafayette: $100 - $500.

Neighbourhoods

Since we want to share information in a clear and reader-friendly way, we've created a summary table outlining the various neighborhoods in Paris. For yields, prices and rents, check our property pack.

Life in Paris

Paris is a major financial and business hub in Europe, with a vibrant and highly diversified economy. The city is home to the headquarters of many of the world’s largest companies, and its economy is driven by banking, finance, tourism, retail, technology, and creative industries.

According to the IMF's data, Paris's GDP makes up nearly 29% of France's GDP. That's a good thing, cities with strong economies often offer a steady influx of job opportunities, making property ownership a wise investment.

What expats usually like the most in Paris is the vibrant culture, with its world-class museums, Michelin-starred restaurants, and lively nightlife. They also appreciate the city's green spaces, such as the Luxembourg Gardens and the Bois de Boulogne.

However, the crime rate index of Helsinki remains high (with a value of 57). The most common crimes in Paris are pickpocketing, theft, vandalism, drug-related offenses, and other forms of property crime.

Fortunately, Paris is not prone to natural disasters, apart from floods at exceptional times.

A good point for a property investor - Paris has an extensive mass rapid transit system, known as the RER, which consists of multiple lines that serve the city and its suburbs.

Access to healthcare in Paris is more than excellent, with a Healthcare Index of 79. A good healthcare system will always make a place more attractive, which is positive for real estate.

Finally, it is worth noting that Paris has 5 universities ranked in the top 100 worldwide: Paris Sciences et Lettres, Sorbonne University, Université Paris-Saclay and Institut Polytechnique de Paris.

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Renting out in Paris

This section is for those who are looking to purchase a property not to live in themselves, but to rent it out and make an income from the rental.

Long-term

Tenant Profiles in Paris

According to the data reported by Wikipedia, the home ownership rate in France is 65%, which is average.

It means that, if you decide to buy and rent out in Paris, there will be a good number of people who can become your potential tenants.

If you decide to buy and rent out to long-term tenants, you should target young professionals, students, and couples looking for a more affordable option than buying in Paris. Additionally, you may find retirees and expats looking for a comfortable and safe place to live in the city.

Here is a little summary table we've made for you.

Rental yields

As of today, rental yields in Paris are floating around 2 or 3%. It's low. Among other things, this low performance can be explained by high demand for rental properties in Paris, which drives up prices and reduces rental yields.

Apartments in the city's outer arrondissements tend to have the best rental yields in Paris due to their lower prices and proximity to public transportation. Additionally, properties that are in high demand from tenants, such as those in trendy neighborhoods, can also yield good returns.

For further explanation and a more detailed breakdown, you can check the reports and analyses we have made.

Finally, be aware that rental incomes in Paris are taxed at 48%, which is very high.

Short-term

You could also decide to rent short-term to tourists visiting Paris, or business travelers needing a place to stay while on a work trip.

If you decide to go with that option, look for properties in the 1st, 2nd, 3rd, 4th, and 11th arrondissements, which are popular tourist destinations. The trendy Marais district is also an excellent choice.

You will have some competition though - there are around 35,000 Airbnb listings in Paris. The average daily rate stands around $180, which is quite high.

You have the opportunity to generate a nice additional income stream then. According to online testimonials and analytics platform like AirDNA, Guesty and Inside Airbnb, people who offer short-term rentals in Paris can make around $2800 per month. Also, the average occupancy rate is estimated at 90%.

Is it worth buying real estate in Paris then?

If you're dreaming of living the Parisian life for the long haul, buying a property makes sense. It's an investment in stability and equity. Sure, the initial cost might be steep, but over time, it can pay off. Paris's stable real estate market and promising economic forecasts make it a good bet for property value appreciation. Plus, if you're all about the Parisian culture, cuisine, and iconic landmarks, having them at your doorstep is priceless.

But, hold on, it's not all rosy. If you're just swinging by Paris for a short stay, renting is your smartest move. Buying doesn't add up in the short term due to high property prices. Also, Paris's property market can be overvalued, and rental income is heavily taxed. If budget is a concern, you might find the city's real estate a tough nut to crack.

Lastly, if you're thinking of cashing in on short-term rentals, be ready for fierce competition in a crowded market.

In a nutshell, for long-term residents, culture enthusiasts, and savvy investors, Paris property can be a golden ticket. For short-term visitors, budget-conscious folks, or those seeking quick rental income, it might not be the ideal path.

Make sure you understand the real estate market in Paris

Don't rush into buying the wrong property in France. Sit, relax and read our guide to avoid costly mistakes and make the best investment possible.

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The content provided here is for informational purposes only and does not imply endorsement or advice. While we strive for accuracy, we do not guarantee the completeness or reliability of the information, including text, images, links, or other elements in this material. Following the content and analyses presented here does not assure specific outcomes. For guidance tailored to your individual circumstances, it is recommended to consult with a professional, such as a lawyer, accountant, or business advisor.