How's the real estate market doing 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

How's the real estate market going in Paris in 2026?

What's the average days-on-market in Paris in 2026?

As of early 2026, the estimated average days-on-market for a residential property in Paris sits around 60 days, assuming the apartment is correctly priced and has no major red flags like pending copropriete works or poor energy performance.

A realistic range in Paris is somewhere between 45 and 75 days, depending on specifics like building condition, floor level, energy rating (DPE), and whether the copropriete has healthy finances or expensive works coming up.

Compared to one or two years ago, this represents a notable improvement because during the 2023 to 2024 rate shock, properties lingered much longer on the market, but as mortgage rates stabilized around the low-3% range in 2025 and credit volumes recovered, sellers who price realistically are now finding buyers faster.

Are properties selling above or below asking in Paris in 2026?

As of early 2026, the typical closed sale price in Paris comes in around 4% to 6% below the final asking price, which means there is still room for negotiation if you are a buyer.

Most properties sell at or below asking, but around 10% to 15% of listings in prime locations with excellent condition (good DPE rating, renovated, no copropriete issues) can sell at asking or even slightly above, especially when there is competition from multiple buyers.

The neighborhoods most likely to see above-asking sales are the classic central arrondissements like the 6th (Saint-Germain-des-Pres), the 7th (around Les Invalides), and well-positioned apartments in the Marais (3rd and 4th), while outer arrondissements and properties with poor energy ratings tend to see deeper negotiation margins of 8% to 12%.

By the way, you will find much more detailed data in our property pack covering the real estate market in Paris.

What kinds of residential properties can I realistically buy in Paris?

What property types dominate in Paris right now?

In Paris, the residential market is roughly 97% apartments and less than 1% houses, which means the breakdown in 2026 is approximately 25% studios, 30% one-bedroom apartments, 25% two-bedroom apartments, 18% three-bedroom or larger apartments, and only about 2% for houses, townhouses, and atypical properties combined.

Apartments are by far the dominant property type in Paris, representing virtually all of the available housing stock, so if you are looking for a house, you will face extremely limited options and much higher prices.

This dominance of apartments is the result of Paris being a dense urban center shaped by Haussmann's 19th-century urban planning, combined with strict building regulations that have preserved the architectural character and made new construction or conversion to houses nearly impossible inside the city limits.

If you want to know more, you should read our dedicated analyses:

• How much should you pay for an apartment in Paris?

Are new builds widely available in Paris right now?

Inside Paris proper, new-build apartments represent a small share of the market, estimated at around 5% to 8% of available listings in 2026, because construction space is extremely limited and most new developments are tied to large-scale urban redevelopment projects rather than scattered individual projects.

As of early 2026, the neighborhoods with the highest concentration of new-build developments in Paris are Chapelle International in the 18th arrondissement (near Porte de la Chapelle), the Bercy-Charenton area on the edge of the 12th arrondissement, and parts of the 13th arrondissement around Massena and Paris Rive Gauche where urban renewal projects have delivered newer housing stock.

Which neighborhoods are improving fastest in Paris in 2026?

Which areas in Paris are gentrifying in 2026?

As of early 2026, the Paris neighborhoods showing the clearest signs of gentrification are Porte de la Chapelle and La Chapelle in the 18th arrondissement, Belleville and parts of the 20th arrondissement around Porte de Montreuil, and the Jaurès and Stalingrad corridor in the 19th arrondissement.

In these areas, the visible changes include new specialty coffee shops and wine bars replacing older retail, renovation scaffolding on formerly neglected buildings, younger professionals moving in alongside established immigrant communities, and new coworking spaces opening near metro stations.

Over the past two to three years, these gentrifying Paris neighborhoods have seen price appreciation of roughly 5% to 12%, with areas like Belleville and parts of the 18th arrondissement near Chateau Rouge outperforming the citywide average as demand shifted toward more affordable entry points.

By the way, we've written a blog article detailing what are the current best areas to invest in property in Paris.

Where are infrastructure projects boosting demand in Paris in 2026?

As of early 2026, the top areas in Paris where infrastructure projects are boosting housing demand are neighborhoods served by the fully extended Line 14 (from Saint-Denis Pleyel to Orly Airport), areas near the upcoming Line 15 South stations, and the Saint-Denis Pleyel hub which serves as a key interchange for the entire Grand Paris Express network.

The specific projects driving demand include the Line 14 extension (which became fully operational in January 2025 with the opening of Villejuif-Gustave Roussy station), the upcoming Line 15 South (expected to open in 2027), and the broader Grand Paris Express network that will add four new metro lines connecting suburbs to the city.

For Line 15 South, the current timeline points to an opening in April 2027 after some delays, while Line 18 (connecting Massy-Palaiseau to Saclay) is expected to open its first section in October 2026, and the remaining Grand Paris Express lines will be completed progressively through 2030 and 2031.

In Paris, the typical price impact is that properties near announced future stations see a 3% to 5% premium upon announcement, and once the infrastructure is operational, this premium can reach 8% to 15% depending on how much the new line improves accessibility compared to existing options.

What do locals and insiders say the market feels like in Paris?

Do people think homes are overpriced in Paris in 2026?

As of early 2026, the general sentiment among locals and market insiders is that Paris properties are "fairly priced if they reflect current financing conditions" but still "overpriced if the seller is stuck on 2021 peak pricing."

Locals who think homes are overpriced typically point to the fact that Paris prices remain about 11% below their 2020 peak, that nearly one in five sellers reportedly takes a loss on resale, and that even with rates stabilizing around 3.5%, buying power is still constrained compared to the low-rate era.

On the other side, those who believe Paris prices are fair argue that supply is extremely limited, demand from both domestic and international buyers remains strong, and the city's structural appeal (culture, infrastructure, global city status) justifies high valuations over the long term.

The price-to-income ratio in Paris is significantly higher than the French national average, with Parisians needing roughly 15 to 20 years of average local income to purchase a median apartment, compared to around 6 to 8 years nationally, which explains why many young locals feel locked out of the market.

What are common buyer mistakes people regret in Paris right now?

The most frequently cited buyer mistake in Paris is underestimating copropriete risk, meaning people buy an apartment without carefully reviewing the building's financial health, only to discover months later that major facade, roof, or elevator works are planned, and they face special assessments of tens of thousands of euros they did not budget for.

The second most common regret is ignoring the DPE (energy performance rating) and renovation reality, because apartments with poor ratings (E, F, or G) are increasingly hard to rent legally, harder to resell, and often require expensive insulation or heating upgrades that buyers did not factor into their purchase price.

If you want to go deeper, you can check our list of risks and pitfalls people face when buying property in Paris.

It's because of these mistakes that we have decided to build our pack covering the property buying process in Paris.

How easy is it for foreigners to buy in Paris in 2026?

Do foreigners face extra challenges in Paris right now?

The overall difficulty level for foreigners buying property in Paris is moderate, meaning there are no legal restrictions preventing non-residents from purchasing, but the process involves significantly more paperwork and longer timelines than for local buyers.

There are no specific legal restrictions on foreign buyers in Paris, and non-EU citizens have the same property rights as French citizens, but you must comply with anti-money laundering (AML) checks, provide certified proof of funds, and in some cases have documents translated and apostilled.

The practical challenges foreigners most commonly encounter in Paris include navigating the notaire system (which is unfamiliar to most non-French buyers), dealing with banks that are slower to process mortgage applications for non-residents, and understanding copropriete documents that are almost always in French with no standardized English translation.

We will tell you more in our blog article about foreigner property ownership in Paris.

Do banks lend to foreigners in Paris in 2026?

As of early 2026, French banks do lend to foreign buyers in Paris, but availability depends heavily on your residency status, income documentation, and how much down payment you can provide, with non-residents typically facing stricter terms than residents.

Foreign buyers in Paris can generally expect loan-to-value ratios of 50% to 70% (meaning you need 30% to 50% down payment), and interest rates around 3.5% to 4% for non-residents, which is slightly higher than the approximately 3% to 3.5% rates that French residents can access.

Banks typically require foreign applicants to provide at least two years of tax returns, proof of stable income (employment contracts or business financials), a clear source of funds for the deposit, and sometimes a French bank account, with the entire approval process often taking two to three months longer than for domestic buyers.

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

How risky is buying in Paris compared to other nearby markets?

Is Paris more volatile than nearby places in 2026?

As of early 2026, Paris shows moderate volatility compared to nearby markets like Lyon and Bordeaux, meaning it tends to correct faster when affordability becomes stretched but also recovers faster when credit conditions improve because the buyer pool is deep but very financing-sensitive.

Over the past decade, Paris experienced a price run-up of about 30% between 2015 and 2020, followed by a correction of roughly 11% from peak to early 2025, while Lyon saw similar patterns but with slightly smaller swings, and Bordeaux experienced sharper corrections due to a more speculative run-up in the late 2010s.

If you want to go into more details, we also have a blog article detailing the updated housing prices in Paris.

Is Paris resilient during downturns historically?

Paris has shown relative resilience during past economic downturns, meaning it rarely sees the dramatic crashes that hit more speculative markets, though it does experience meaningful corrections when affordability breaks due to rate hikes or economic shocks.

During the most recent major downturn (the 2022 to 2024 rate shock period), Paris property prices dropped approximately 10% to 12% from peak, and the market took about 18 to 24 months to stabilize before showing early signs of recovery in late 2025.

Historically, the property types and neighborhoods in Paris that have held value best during downturns are well-maintained Haussmann apartments in central arrondissements (6th, 7th, 16th), properties with good energy ratings, and buildings with healthy copropriete finances, while outer arrondissements and energy-poor units tend to see steeper drops.

How strong is rental demand behind the scenes in Paris in 2026?

Is long-term rental demand growing in Paris in 2026?

As of early 2026, long-term rental demand in Paris remains very strong and continues to outstrip supply, with vacancy rates near historic lows and landlords typically receiving multiple applications within days of listing a property.

The tenant demographics driving long-term rental demand in Paris are primarily young professionals (ages 25 to 40) working in tech, finance, and creative industries, students attending the many universities, and a steady stream of expats relocating for work, all of whom are competing for a limited supply of rental apartments.

The Paris neighborhoods with the strongest long-term rental demand right now are central and well-connected areas like the 9th, 10th, 11th, and 18th arrondissements, as well as emerging areas near Line 14 stations and neighborhoods popular with young professionals like Oberkampf, Belleville, and Batignolles.

You might want to check our latest analysis about rental yields in Paris.

Is short-term rental demand growing in Paris in 2026?

In Paris, short-term rentals are heavily regulated, with primary residences now limited to 90 days per year (reduced from 120 days as of January 2025), mandatory registration with the city, and fines of up to 100,000 euros for illegal change of use or operating without proper authorization.

As of early 2026, short-term rental demand from tourists remains strong because Paris continues to be one of the world's most visited cities, but the legal supply is being squeezed by enforcement, which means occupancy rates for compliant listings remain high (around 70% to 75%) while illegal operators face increasing risk.

Average occupancy rates for legally operating short-term rentals in Paris are estimated at around 70% to 75% annually, though this varies significantly by arrondissement and property quality, with central locations and well-rated listings performing at the higher end.

The guest demographics driving short-term rental demand in Paris are predominantly international tourists (especially from the US, UK, and Asia), business travelers attending conferences and trade shows, and a smaller segment of digital nomads seeking stays of a few weeks to a few months.

By the way, we also have a blog article detailing whether owning an Airbnb rental is profitable in Paris.

What are the realistic short-term and long-term projections for Paris in 2026?

What's the 12-month outlook for demand in Paris in 2026?

As of early 2026, the 12-month demand outlook for residential property in Paris is cautiously positive, with most analysts expecting mildly improving buyer activity as long as mortgage rates remain stable around the 3% to 3.5% range.

The key factors most likely to influence Paris property demand over the next 12 months are mortgage rate movements (any significant uptick would stall activity), political and budgetary clarity (France has faced some budget uncertainty that has made buyers cautious), and overall economic confidence in the eurozone.

The forecasted price movement for Paris over the next 12 months is a modest increase of around 1% to 3%, assuming stable rates and no major economic shocks, with stronger performance expected for well-located, energy-efficient apartments and weaker performance for properties needing significant renovation.

By the way, we also have an update regarding price forecasts in France.

What's the 3 to 5 year outlook for housing in Paris in 2026?

As of early 2026, the 3 to 5 year outlook for Paris housing is stable to modestly positive overall, but with significant variation by micro-market, where well-maintained apartments with good energy ratings in connected neighborhoods should outperform, while energy-poor units and buildings with deferred maintenance may struggle.

Major development projects expected to shape Paris over the next 3 to 5 years include the completion of the Grand Paris Express metro lines (Lines 15, 16, 17, and 18), continued urban renewal in areas like Chapelle International and Bercy-Charenton, and enforcement of energy efficiency regulations that will reshape which properties are rentable and resaleable.

The single biggest uncertainty that could alter the 3 to 5 year Paris outlook is the direction of mortgage rates, because a sustained rise in rates (for example, if eurozone bond yields spike due to fiscal stress) would immediately reduce buyer purchasing power and slow transaction volumes.

Are demographics or other trends pushing prices up in Paris in 2026?

As of early 2026, the main demographic impact on Paris housing prices comes not from population growth within the city (which is relatively flat) but from credit normalization, which has restored some buyer purchasing power after the 2022 to 2024 rate shock period.

The specific demographic shift affecting Paris prices most is the continued demand from young professionals and international buyers who are drawn to the city's job market, lifestyle, and global connectivity, combined with an aging population of homeowners who are holding onto their properties rather than selling.

Beyond demographics, the non-demographic trend pushing prices in Paris is the scarcity of quality housing, meaning renovated apartments with good energy performance (DPE ratings A to C) and buildings with healthy copropriete finances, which are increasingly rare and command premiums.

These demographic and quality-driven price pressures are expected to continue in Paris for at least the next 3 to 5 years, because supply constraints are structural (limited land, strict building codes), energy regulations will only tighten further, and the city's global appeal shows no signs of diminishing.

What scenario would cause a downturn in Paris in 2026?

As of early 2026, the most likely scenario that could trigger a housing downturn in Paris is a combination of rising mortgage rates (driven by eurozone bond market stress) and an economic slowdown that reduces buyer confidence and increases forced selling from overleveraged owners.

The early warning signs that such a downturn is beginning in Paris would include a sharp rise in days-on-market beyond 90 days, widening negotiation margins exceeding 10% citywide, a noticeable increase in price reductions on listings, and declining credit volumes reported by the Banque de France.

Based on historical patterns, a potential downturn in Paris could realistically see prices decline 10% to 15% from current levels over 18 to 24 months, similar to the 2008 to 2009 correction and the recent 2022 to 2024 period, though a full recovery would likely follow within 3 to 5 years given the city's structural demand.

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.