Valuation · Bel-Air · Paris 12th

Valuing an apartment in the Bel-Air district (Paris 12th) in 2026

The Bel-Air district recorded 1,287 apartment sales from January 2023 to June 2026. What these sales reveal about the district, and what only a visit to your apartment can establish.

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€8,766Median price per m² · DVF 2023 – June 2026
1,287Apartment sales · 2023 – June 2026
−3.5%Gap to the 12th · 2023 – June 2026
In brief

Bel-Air: €8,766/m² from January 2023 to June 2026

The observed price

From January 2023 to June 2026, the median price of an apartment sold in the Bel-Air district stands at €8,766/m², across 1,287 sales recorded in DVF. Half of the sales fall between €7,834/m² and €9,674/m².

Why three and a half years

In the first half of 2026 alone, the district recorded 177 sales: enough for an overall median (€8,678/m²), too few to break it down by type. The figures on this page therefore cover January 2023 – June 2026.

Compared with the 12th and Paris

From January 2023 to June 2026, the district's median is 3.5% below that of the 12th arrondissement (€9,083/m²) and 11.1% below that of Paris (€9,857/m²).

The limit

A district median does not set the price of an apartment. The Bel-Air district brings together very different buildings and streets; only an examination of the property can place it within the range.

The full year 2025

Over the whole of 2025, the median price of an apartment sold in the Bel-Air district was €8,705/m² (393 sales, DGFiP files).

All sales on this page come from the raw DGFiP « Demandes de valeurs foncières » files published in 2026; the files carry no sale identifier, so sales were regrouped and positioned at the plot by us. Sales from 2026 are provisional (file of 12 October 2026): later releases will add sales to this half-year.

Day to day

Bel-Air, with the Bois de Vincennes as a neighbour

In Bel-Air, the Bois de Vincennes is never far from the conversation. For running, cycling or simply a Sunday walk, it is a fairly simple luxury: having so much green space within easy reach. The neighbourhood stretches towards the Porte Dorée and the Porte de Vincennes, with residential streets, local shops and atmospheres that vary quite a lot depending on whether you are near the main roads or on the quieter streets.

Around the Avenue Daumesnil, you can stop for a break in a café before heading to the Palais de la Porte Dorée, which houses the Musée national de l'histoire de l'immigration and the Aquarium tropical. The lac Daumesnil, with its paths and lawns, is an obvious destination as soon as the weather allows. For an outing, you can also check the programme at the Cartoucherie, in the woods, with its theatres and performances.

In property terms, the proximity of the woods and of public transport is a real factor, but the street itself should not be forgotten. Some apartments enjoy very calm surroundings; others overlook busier roads. At METROREALTY, we always prefer to examine the floor, the views, the light and the immediate surroundings before drawing any conclusion about a property's value.

Price per m²

The price of an apartment in the Bel-Air district, 2023 – June 2026

€8,766/m²
Median price · DVF 2023 – June 2026 · 1,287 sales
7,834 – 9,674
Middle half of sales (€/m²) · 2023 – June 2026
−3.5%
Gap to the median of the 12th · 2023 – June 2026

Source: DVF (DGFiP), raw files · apartment sales located within the Bel-Air district · METROREALTY calculation using the rules of data.metrorealty.fr

Annual medians

Median price per m² in the Bel-Air district, 2021 – 2025

2021€10,000/m²
2025€8,705/m²
8,2008,7509,3009,85010,400 10,0002021397 sales9,8892022461 sales9,0372023371 sales8,5632024346 sales8,7052025393 sales
Chart data
YearMedian priceSales
2021€10,000/m²397
2022€9,889/m²461
2023€9,037/m²371
2024€8,563/m²346
2025€8,705/m²393

Annual median price per m² of DVF apartment sales, the Bel-Air district. The number of sales each year is shown below the axis; for a single district, each annual point should be read with caution.

The Bel-Air page on data.metrorealty.fr shows the median over five years (2021-2025), computed on the geolocated version of the same sales; on the raw DGFiP files it is €9,264/m² (1,968 sales), higher because it includes 2021 and 2022, when prices were higher. Same district, same calculation rules; the period and the file version differ. Our page on the 12th arrondissement market also covers its neighbourhoods and everyday life.

Types

Price by number of rooms

Sales of a single apartment · DVF 2023 – June 2026 · the Bel-Air district
TypeMedian priceP25 – P75Sales
Studio (1 room)€8,930/m²7,936 – 9,895330
2 rooms€8,807/m²7,919 – 9,623418
3 rooms€8,714/m²7,844 – 9,634322
Family (4 rooms or more)€8,594/m²7,851 – 9,626184

Sales of a single apartment, over three years; raw gaps, which mix floor, condition and address.

The district's streets

Street by street detail

Prices street by street and address by address are published on data.metrorealty.fr. The statistics on this page cover the geographic boundary of the district; the list of streets follows the assignment used by data.metrorealty.fr.

Streets assigned to the district by data.metrorealty.fr (survey of 8 October 2026).

Neighbouring districts

Compared with the neighbouring districts

The district and those bordering it, from January 2023 to June 2026. Each name links to its valuation page.

Apartment sales · DVF 2023 – June 2026 · calculated using the rules of data.metrorealty.fr
AreaMedian priceP25 – P75SalesGap to Paris
Bel-Air€8,766/m²7,834 – 9,6741,287−11.1%
Picpus€9,059/m²8,065 – 10,0882,679−8.1%
Charonne€8,342/m²7,286 – 9,3221,813−15.4%

The other districts of the 12th: Picpus, Bercy, Quinze-Vingts. For the arrondissement as a whole: valuation in the 12th.

What the visit establishes

What gives your apartment its value

DATA knows a great deal about the building and its surroundings. METROREALTY sees what databases cannot. In the Bel-Air district, the building, the floor and the light set two apartments on the same street apart. No database records them.

What we examine when visiting an apartment in the 12th

Method

How we value your apartment

The measured baseline shown on this page, the closest comparable sales, then the visit, which establishes what the data cannot see: the METROREALTY valuation method.

The online calculator sets the baseline. The value of your apartment is established by visiting it.
Our sales

Our latest sales
near the 12th

No sale in the 12th yet: here are our sales in the neighbouring arrondissements.

PARIS 11EME - FIADHERBE CHALIGNY - 2 PIECES EN ETAGE ELEVE AVEC VUESSold
PARIS 11EME - FIADHERBE CHALIGNY - 2 PIECES EN ETAGE ELEVE AVEC VUES
Rue du Faubourg Saint-Antoine, 75011 Paris
Sold in September 2026
Paris 11th31 m²2 roomsApartment
The 11th marketPrices street by street
PARIS 4EME - PLACE DES VOSGES - APPARTEMENT DE RECEPTION VUE SUR LA PLACE DES VOGESSold
PARIS 4EME - PLACE DES VOSGES - APPARTEMENT DE RECEPTION VUE SUR LA PLACE DES VOGES
Place des Vosges, 75004 Paris
Sold in August 2026
Paris 4th155 m²5 roomsApartment
The 4th marketPrices street by street
PARIS 4EME - PLACE DES VOSGES - PLATEAU DE 210 M2 A AMENAGER VUE PLACE DES VOSGESSold
PARIS 4EME - PLACE DES VOSGES - PLATEAU DE 210 M2 A AMENAGER VUE PLACE DES VOSGES
Place des Vosges, 75004 Paris
Sold in August 2026
Paris 4th210 m²Apartment
The 4th marketPrices street by street

See all our sales

Frequently asked questions

Your questions on valuation in the Bel-Air district

From January 2023 to June 2026, the median price of apartments sold in the Bel-Air district stands at €8,766/m², across 1,287 sales recorded in DVF. Half of the sales fall between €7,834/m² and €9,674/m².

data.metrorealty.fr publishes the median over five years, from 2021 to 2025, computed on the geolocated version of the same sales; on the raw DGFiP files used here it is €9,264/m² across 1,968 sales. This page presents the period January 2023 – June 2026. The calculation rules are the same; the period and the file version differ.

From January 2023 to June 2026, the district's median is 3.5% below that of the 12th arrondissement (€9,083/m²). This should be read alongside the spread within the district: half of the sales range from €7,834/m² to €9,674/m².

No. The median for the Bel-Air district describes a district where very different buildings and streets sit side by side: from January 2023 to June 2026, half of the sales range from €7,834/m² to €9,674/m². Where your apartment sits within that range depends on its building, floor, condition and light, which the visit makes it possible to assess.

It is complimentary and comes with no obligation. An adviser will contact you within 2 working hours; after the visit, your written, reasoned valuation is delivered within 48 hours. It starts from the sales presented on this page and adds what only the visit can assess: condition, layout, floor, light, co-ownership.

Valuation

Have your apartment in the Bel-Air district valued

We place your apartment among the district's sales, street by street, then value it on site.

Complimentary, no-obligation valuation. An adviser will contact you within 2 working hours; your written, reasoned valuation is delivered within 48 hours of the visit.

Have my apartment valued Speak to an adviser 01 40 20 93 95

Real estate analysis: Rodolphe Simon and Meghan O’Reilly, founders of METROREALTY · Page reviewed on:

Data: DVF / METROREALTY DATA · Data last updated:

DVF (French tax administration, DGFiP): raw « Demandes de valeurs foncières » files, sales 2021-2025 and first half of 2026, release of 12 October 2026 (2026 figures provisional) · same calculation rules as data.metrorealty.fr.