Where to invest in Paris in 2026? The 10 most profitable arrondissements

The choice of arrondissement accounts for 60% of the profitability of a furnished investment in Paris. Price per square metre, rental demand, tenant profiles, planning rules: an overview of the ten most attractive arrondissements for 2026, backed by figures.

Methodology: how we score each arrondissement

Our ranking combines five weighted criteria, based on land registry data, notary listings and our own portfolio of 150+ managed apartments:

• Gross rental yield (annual rent / purchase price) — 35%
• Rental demand (ratio of requests to listings over 3 months) — 20%
• Average vacancy (days between two tenants) — 15%
• Capital growth outlook (change in price per m² over 5 years) — 15%
• Regulatory ease (flexibility on change of use, quotas) — 15%

Top 3 — The arrondissements to favour in 2026

1. Paris 11^th — The best yield within Paris proper

Average price per m²: €10,500. Average rent, furnished one-bedroom (civil lease): €2,200/month. Gross yield: 4.2–4.8%.

The 11^th is the arrondissement that best combines affordable prices with sustained demand. The Oberkampf, République and Charonne areas attract a mixed crowd: young creative professionals, tech expats and business-school students. The rental stock is varied — from period studios to renovated lofts. Rental demand is among the highest in Paris: a well-presented property lets on average in 6 days.

Point to watch: some streets are under heavy tourist pressure (rue de la Roquette, rue Oberkampf), which can complicate a change of use.

2. Paris 10^th — Canal Saint-Martin, booming demand

Average price per m²: €10,200. Average rent, furnished one-bedroom: €2,100/month. Gross yield: 4.0–4.5%.

The arrondissement has seen strong price growth since 2018. The Canal Saint-Martin, Poissonnière and Belleville areas attract a very specific clientele (start-up employees, creative freelancers, European expats). Good capital growth prospects, particularly around the Gare de l'Est and Château-Landon stations.

3. Paris 18^th — The gem for moderate budgets

Average price per m²: €8,800. Average rent, furnished one-bedroom: €1,950/month. Gross yield: 4.5–5.2%.

The 18^th offers the best gross yield in the top 10, but with wide variation between neighbourhoods. Abbesses, Montmartre, Jules Joffrin: safe havens, upscale demand, ideal for the medium term. Goutte d'Or, La Chapelle: higher yields but a more transient tenant profile — careful selection required.

Top 4–7 — The safe bets

4. Paris 9^th — The perfect balance

Average price: €11,800/m². Gross yield: 3.8–4.3%.

A central, well-connected area with demand from many profiles (executives, expats, master's students). Pigalle and Opéra stand out with prices that are already high but very liquid. Little risk of vacancy.

5. Paris 15^th — The family / expat option

Average price: €11,400/m². Gross yield: 3.5–4.0%.

Strongly residential and excellent for civil leases. Stable tenant profiles: international executives, expat families, healthcare professionals (close to the Necker and Pompidou hospitals). Exceptionally low vacancy (average < 5 days).

6. Paris 12^th — Undervalued

Average price: €10,800/m². Gross yield: 3.9–4.4%.

The 12^th remains undervalued relative to its potential: close to Bastille and Gare de Lyon, with many new shops around Daumesnil and Picpus. Good yields are possible, especially on 30–45 m² studios and one-bedrooms.

7. Paris 17^th — Batignolles drives the arrondissement

Average price: €12,200/m². Gross yield: 3.4–3.9%.

The 17^th is a two-speed arrondissement. Batignolles, Pereire: upmarket, residential, very strong demand. Épinettes, Porte de Clichy: changing fast with the new law courts complex, with above-average capital growth potential.

Top 8–10 — Riskier bets, but potentially rewarding

8. Paris 13^th — Medium-term potential

Average price: €9,600/m². Gross yield: 4.0–4.6%.

Place d'Italie, Butte-aux-Cailles, Bibliothèque: areas with strong urban momentum. The southern 13^th was long undervalued and has been catching up since 2020. Caution: highly uneven, so careful property selection is essential.

9. Paris 20^th — The next 11^th?

Average price: €9,100/m². Gross yield: 4.3–4.9%.

Gambetta, Père-Lachaise, Ménilmontant: neighbourhoods undergoing active gentrification. Good gross returns, but higher vacancy than in central Paris. Best suited to patient investors with a 10-year horizon.

10. Asnières-sur-Seine (inner suburbs)

Average price: €6,200/m². Gross yield: 4.5–5.5%.

Outside Paris proper, Asnières deserves attention. Well connected (line 13, RER C, Transilien), residential, with the target tenants for civil leases (executives working in La Défense). A more flexible regulatory framework than Paris.

Key takeaways

For short-term rental (now capped at 90 nights for a main residence), favour the tourist arrondissements: 1^st, 4^th, 6^th, 7^th, 9^th, 18^th Montmartre.

For medium-term rental under a civil lease (the dominant strategy since the Le Meur law), favour the 11^th, 15^th, 17^th Batignolles, 9^th, 16^th. Close to employment hubs, residential quality, a steady flow of applicants.

For long-term rental, target the 12^th, 14^th, 15^th, 20^th. Low turnover, stable tenancies.