Investing in Paris in 2026 means choosing your arrondissement carefully. Each district has its profile: rental yield, expected capital gain, target tenants, regulatory constraints. Here is our updated 2026 ranking, with detailed analysis of the 10 most profitable arrondissements.
The methodology
Our ranking is based on 5 criteria, weighted equally:
- Rental yield (furnished): rents over purchase price
- 5-year capital gain potential: based on the trend of the last 10 years
- Rental tension: demand exceeding supply
- Regulatory constraint: change of use cost (lower = better)
- Quality of life: target tenant attractiveness
#1 — The 11th arrondissement: the king of yield
Average price/sqm: 11,500€ · Average rent furnished: 38€/sqm/month · Gross yield: 4.0%
Bastille, Oberkampf, Charonne. The 11th has experienced an impressive rise in 10 years, while remaining accessible. Trendy neighbourhoods, vibrant nightlife, ideal for a young professional or international student clientele. Reasonable change of use cost (1,500-2,500€/sqm).
Targeted profile: T2/T3 in Beaumarchais or Charonne area for medium-term (executives, students at Sciences Po).
#2 — The 10th arrondissement: rising
Average price/sqm: 10,800€ · Furnished rent: 36€/sqm · Gross yield: 4.0%
Canal Saint-Martin, Gare du Nord, Strasbourg-Saint-Denis. The 10th continues its gentrification. Hyper-strategic location for international travellers (proximity to international stations). Cinematic and gastronomic neighbourhoods.
Targeted profile: studio or T2 near the Canal for short-term (Airbnb, after change of use) or medium-term.
#3 — The 18th arrondissement: contrasted potential
Average price/sqm: 9,400€ · Furnished rent: 32€/sqm · Gross yield: 4.1%
Montmartre, Abbesses, Pigalle. Highly varied arrondissement. Montmartre and Abbesses are exceptional, the rest of the arrondissement is more popular. Yield interesting because of cheaper acquisition prices.
Targeted profile: T1/T2 with charm in Montmartre area for tourists (after change of use) or studio mobility lease around Anvers/Pigalle.
#4 — The 19th arrondissement: tomorrow's bet
Average price/sqm: 7,800€ · Furnished rent: 28€/sqm · Gross yield: 4.3%
Buttes-Chaumont, La Citytte, Pont de Flandre. The 19th has the highest growth potential of all Paris in the next 10 years. Major urban transformations (CDG Express, La Citytte, refurbishment).
Targeted profile: T2/T3 near Buttes-Chaumont for long-term or medium-term (proximity to Sciences Po, Paris Cité, working population).
#5 — The 9th arrondissement: balance
Average price/sqm: 12,200€ · Furnished rent: 39€/sqm · Gross yield: 3.8%
Opéra, Pigalle, Trinity. Central, dynamic, business-oriented (banks, head offices). High prices but stable yield, very profitable medium-term (corporate executives).
Targeted profile: T2 near Opéra or Saint-Lazare for civil lease (executives on assignment).
#6 — The 12th arrondissement: under-rated
Average price/sqm: 9,200€ · Furnished rent: 31€/sqm · Gross yield: 4.0%
Bastille, Bercy, Daumesnil. Often forgotten in rankings, the 12th offers an excellent quality/price ratio. Bercy Village, the Promenade Plantée, the Place de la Nation.
Targeted profile: T2 in Bercy or Daumesnil for medium-term or long-term (working families).
#7 — The 17th arrondissement: dual-faced
Average price/sqm: 11,000€ · Furnished rent: 35€/sqm · Gross yield: 3.8%
Two very distinct sub-arrondissements: the Plaine Monceau (luxury, families) and the Batignolles (bobo, young professionals). Choose your side.
Targeted profile: T2/T3 in Batignolles for medium-term/short-term (after change of use) or family T3/T4 in Plaine Monceau for executives' rental.
#8 — The 14th arrondissement: stability
Average price/sqm: 10,500€ · Furnished rent: 34€/sqm · Gross yield: 3.9%
Montparnasse, Denfert-Rochereau, Plaisance. Family arrondissement, hospital community (Cochin), university (Cité Universitaire). Stable rental tension, qualified profiles.
Targeted profile: T2/T3 near Cité Universitaire for long-term (international students, doctoral candidates).
#9 — The 15th arrondissement: family
Average price/sqm: 11,300€ · Furnished rent: 35€/sqm · Gross yield: 3.7%
The largest arrondissement of Paris, very residential. Ideal for long-term rentals (working families, expatriates with children). Good schools, parks, transport.
Targeted profile: T3/T4 near La Motte-Picquet for long-term (executives' families).
#10 — The 13th arrondissement: emerging
Average price/sqm: 9,500€ · Furnished rent: 31€/sqm · Gross yield: 3.9%
Place d'Italie, Bibliothèque, Asian Quarter. Profound urban transformation (Paris Rive Gauche). Yield interesting because of cheaper purchase prices.
Targeted profile: T2 near Olympiades or Bibliothèque for medium-term (Asian executives, students).
The arrondissements to avoid (in 2026)
Without it being formal advice, certain arrondissements are best avoided for a furnished rental investment in 2026:
- 16th: very high prices, modest yield (3.2-3.4%), stagnant capital gains. Reserved for "showcase" investment.
- 1st, 8th: too high change of use cost (3,500-4,500€/sqm of compensation), weak yield.
- 20th (Belleville/Ménilmontant): volatile rental tension, often complex management.
Conclusion: profile your strategy
The "best" arrondissement does not exist in absolute terms — it depends on your target rental strategy:
- Short-term tourist (Airbnb): 1, 4, 6, 8, 18 (for tourist appeal)
- Medium-term executives: 8, 9, 16, 17 (proximity to head offices)
- Long-term families: 12, 14, 15, 17 (quality of life, schools)
- Pure yield: 11, 18, 19 (best yield/cost ratio)
Full Concierge supports its investor clients in choosing the arrondissement, the type of property and the rental strategy adapted to their financial objectives.