Paris 11th arrondissement · The most vibrant

Real estate in Paris 11th arrondissement

From Bastille to Oberkampf, the 11th is the most vibrant and most popular arrondissement in Paris. Progressive gentrification, high rental tension and accessible prices — a dynamic market in constant evolution. +4.6% in 2025 — one of the strongest performances on the Right Bank.

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9 918 €Price /sqm Q4 2025
138 170Inhabitants
12 382 €Top 10% (premium)
01

Bastille-Oberkampf energy

From Bastille to Oberkampf, the 11th is the vibrant heart of popular and creative Paris. Its progressive gentrification, driven by natural wine bars and concert venues, makes it one of the most dynamic markets in the capital.

02

Very high rental tension

With rental tension classified as very high, the 11th concentrates demand that far exceeds supply. Young professionals, first-time buyer families and investors compete for the best addresses in the arrondissement.

03

Liquidité internationale

The 11th arrondissement of Paris posts an average price of €9,640/sqm at the end of 2025, with annual growth of +4.6%. Average time to sell: 48 days.

Real estate market

Le 11th en chiffres

An ultra-exclusive market, structurally constrained and sustained by permanent international demand.

9 918 €/sqm
Median price 2025 (DVF)
12 382 €/sqm
Top 10% (premium)
+4,6 %
Evolution 2024 → 2025

Sources : Paris Notaires Services / Base BIEN (prix sqm T4 2025) · DRIHL 2025 (loyer encadré) · DVF DGFIP 2025 (volumes transactions)

Historical evolution

Prix au sqm since 1996

T1 1996 2 110 €
T4 2025 9 220 €
Sur 30 ans ×4,4

Indice Notaires-INSEE — moyenne trimestrielle standardisée appartements anciens · 120 trimestres · 1996-2025.

The 11th arrondissement posts a median price of €9,918/sqm in 2025 (DVF, DGFIP), ranging from 7,296 to €12,382/sqm across 2,426 transactions.

With an average price of €9,640/sqm, the 11th arrondissement has a clearly defined market profile. Buyers find a specific combination of heritage, quality of life and accessibility.

Energy performance

Dwellings DPE
du 11th arrondissement

52 283 energy diagnostics issued for apartments since July 2021. La classe DPE weighted average s'établit à D.

52 283
DPE issued
since July 2021
D
Average class
weighted average
55 %
Above E
28 518 dwellings (A to D)
18 %
Below E
9 648 dwellings (F-G)
DPE class distribution — apartments ADEME scale : from cold (A) to hot (G)
A0.1 % B1.2 % C19.9 % D33.3 % E27.0 % F11.0 % G7.4 %
← Low consumption High consumption / energy sieve →

Source: ADEME — DPE Dwellings existants (since July 2021) · filtre type_batiment=appartement, code_postal_ban=75011.

Go further — prices by street, by address and by quarter: Paris 11e arrondissement on data.metrorealty.fr.

History

From Faubourg
Saint-Antoine to Bastille

Cradle of the Revolution and the Paris Commune, the 11th arrondissement is today the capital's nightlife and creative-cuisine capital. Between Bastille, Oberkampf and République, this working-class and creative arrondissement welcomes a cosmopolitan youth drawn by its natural-wine bistros, its concert halls and its unmatched energy. From the Bastille to Père-Lachaise, from rue de la Roquette to Oberkampf, it concentrates the densest gastronomic, nightlife and creative offering in the capital, in a sector that has successfully reconciled working-class memory with modern desirability — probably the favourite address of Parisians aged 30 to 45.

Cirque d'Hiver — Paris 11th arrondissement
Quality of life

Between tradition
and trendy nights

The 11th is the most lively and festive arrondissement of Paris, with a density of bars, restaurants and performance venues that has no equivalent in the capital. The Bastille market (boulevard Richard-Lenoir) and the Aligre market are among the most beautiful and popular in Paris. Neighbourhood spirit is strong here, with a solidarity between shopkeepers and residents that resists gentrification.

The arrondissement is also one of the best endowed with alternative cultural venues: the Bataclan, La Maroquinerie, the new Cirque d'Hiver and dozens of independent concert halls make the 11th a vibrant and diverse music scene. Place de la République, redesigned in 2013, has become one of the largest pedestrian squares in Paris, while internationally recognised tables (Le Chateaubriand, Septime) shape a gastronomic offering that has redefined contemporary Parisian dining.

Rue de Charonne / Oberkampf — Paris 11th arrondissement
Did you know?

Trois anecdotes
du 11th arrondissement

— Anecdote 01

The storming of the Bastille on 14 July 1789 in fact freed only seven prisoners — four forgers, two madmen and a libertine. The medieval fortress was virtually empty and on the verge of demolition, but its symbol of royal tyranny made it the trigger of the French Revolution.

— Anecdote 02

Faubourg Saint-Antoine, historic heart of Parisian cabinet-making since the 17th century, still concentrates dozens of furniture-craft workshops in its inner courtyards today. Protected by specific commercial leases, this craft tradition resists property pressure and perpetuates a know-how listed on the intangible cultural heritage register.

— Anecdote 03

The Marché d'Aligre, in the heart of the 11th, is the only market in Paris where prices remain lower than in supermarkets. This tradition of best-price selling, inherited from the resellers of Les Halles, is jealously protected by the traders' association, which refuses the installation of overly expensive gourmet stalls.

Our view
The 11th is the arrondissement where Parisians truly love to live — not to be seen, but to feel at home. Its rue Oberkampf is one of the liveliest streets in the capital after dark, but in the morning, its residents head for their baguette at a baker they have known for ten years. The Marché d'Aligre, a stone's throw from Bastille, is perhaps the most generous market in Paris — a daily promise of quality its residents would not trade for the world. Its flowering courtyards, secret passages and the cabinet-makers' workshops of faubourg Saint-Antoine sustain a unique craft tradition that gives the whole arrondissement its irreplaceable character.
— METROREALTY · 22 ans d'expertise à Paris
Cartography

Les quatre
sous-quartiers du 11th

Each sector of the 11th has its identity, atmosphere and property typology. Click the map or cards to view their boundaries.

Interactive map Hover a district
Folie-Méricourt Saint-Ambroise Roquette Sainte-Marguerite
District 01 Heritage

Folie-Méricourt

Folie-Méricourt, in the north of the arrondissement between République and Oberkampf, is the most creative quarter of the 11th. Its artists' studios, independent galleries and speciality coffee shops draw graphic designers, photographers and architects, who have turned a once-industrial district into a fashionable one. Apartments in former workshops, often with high ceilings, are in strong demand.

District 02 Lively

Saint-Ambroise

Saint-Ambroise, around the church of the same name and rue Saint-Maur, is the most residential and family-minded quarter of the 11th. Its market, its well-regarded primary schools and its quiet Haussmann buildings make it a favourite with families who want the life of the 11th without the night-time noise of the Bastille.

District 03 Secret

Roquette

Roquette, between the Bastille and the Père-Lachaise cemetery, is the heart of night life and dining in the 11th. Rue de la Roquette and the streets crossing it hold the greatest concentration of natural-wine restaurants, cocktail bars and wine cellars in Paris. Apartments here are in strong demand among young professionals who enjoy the buzz.

District 04 Luxury

Sainte-Marguerite

Sainte-Marguerite, continuing the faubourg Saint-Antoine towards Nation, is the most down-to-earth and authentic quarter of the 11th. Its furniture makers, traditional bistros and family bakeries carry on a working-class Parisian tradition that is holding its ground. Prices here remain among the most accessible in the arrondissement.

Heritage

Lieux emblématiques

Place de la Bastille

A symbol of the Revolution, with the July Column and the Opéra Bastille (1989).

Cirque d'Hiver

Plus ancien cirque permanent de Paris (1852), façade néo-classique d'Hittorff.

Marché d'Aligre

Marché alimentaire historique, brocante quotidienne, ambiance populaire.

Rue de Lappe

Bal-musette historique, scène nocturne festive du Faubourg Saint-Antoine.

Rue Oberkampf

The creative, after-dark heart of the 11th: good bars and food from everywhere.

Rue de Charonne

Artère branchée bourgeois-bohème, restaurants pointus et boutiques designer.

Seller guide

Selling in the 11th
at the best price

Everything you need to know to sell your property successfully in the 11th arrondissement.

9 020 — 9 880 €
Fourchette typique au sqm
9 880 €
Haut du marché (Bastille, Oberkampf)
+4,6 %
Annual evolution (Dec 2024 → Dec 2025)

Strengths that boost your property value

  • Vie nocturne Oberkampf/Charonne
  • Loft d'atelier industriel
  • Étage élevé avec balcon
  • Adresse Bastille recherchée
  • Marchés quotidiens à pied

Frictions to anticipate

  • Bruit nocturne sur les axes festifs
  • Copropriété sans rénovation
  • RDC sur rue passante
  • Charges anciennes mal réparties

Best-selling properties

  • Lofts Bastille rénovés
  • Pieds-à-terre Charonne
  • Familiaux côté Saint-Ambroise
  • Appartements terrasse Oberkampf
7-step checklist

What to prepare before selling in the 11th

  1. An independent professional valuation: have the value confirmed by an expert who knows the building and the street.
  2. Mandatory diagnostics : DPE, amiante, plomb (immeubles avant 1949), électricité, gaz, mesurage Loi Carrez.
  3. The last 3 sets of AGM minutes for the building: transparency on approved works, service charges and disputes.
  4. The co-ownership rules and an up-to-date schedule of division.
  5. Home staging avant les visites : photos professionnelles, dépersonnalisation, mise en scène.
  6. An exclusive mandate is recommended: faster response, marketing leverage and access to our network of qualified buyers.
  7. Anticipate questions : charges mensuelles, fonds de travaux, projets de copropriété, vétusté ascenseur.
At a glance

Le 11th
en quelques traits

Buyer profiles, atmosphere and the property types in demand in the 11th arrondissement.

Ideal for

Urban young professional Rental investor First-time buyer family

Atmosphere

Working-class & gentrified Nightlife Artisanal
Market tension: very high

Most sought-after typologies

  • 2-room Oberkampf/Bastille
  • Family 3-room
  • Studio for rental
Strategies & expertise METROREALTY

Investing in the 11th
with a trusted partner

Two model strategies suited to central Paris, backed by 22 years of expertise on the ground.

— Oberkampf rental

The popular yield play

The 11th combines very strong rental demand with prices that are still accessible. It is one of the best yield/liquidity ratios in central Paris.

Estimated gross yield: ~3.2%
— Family in the making

Settling in the 11th

The 11th is ideal for a first family acquisition in Paris. 3-room and 4-room flats between €500,000 and €750,000 are more accessible than in the neighbouring arrondissements, with a real neighbourhood feel.

Target budget: €400,000 – €700,000
Our expertise

22 years in the 11th arrondissement

METROREALTY has been guiding the most demanding transactions for 22 years in the 11th arrondissement. Our team knows every building, every staircase, every concierge. From negotiating an apartment at Bastille to the sale of commercial premises at Oberkampf, we defend your interests with discretion and expertise.

Our base at 18 rue Molière, 200 metres from the Palais-Royal, gives us unmatched on-the-ground knowledge of the buildings, of the legal particulars — listed buildings, easements, pre-emption rights — and of the international buyers who make this market.

Estimate my property Paris 11th
Frequently asked questions

Your questions about
le 11th arrondissement

The median price per sqm in the 11th arrondissement s'établit à 9 918 €/sqm en 2026 selon les données DVF DGFIP. La fourchette s'étend de 7 296 €/sqm (P10, entrée de gamme) à 12 382 €/sqm (P90, top 10 %), sur 2 426 transactions appartements enregistrées.

Over the past 12 months, prices changed by +4,6 % (Dec 2024 → Dec 2025). Over 5 years, the change is −11.1%, reflecting the Paris market correction after the 2020 peak. Premium areas (Bastille, Oberkampf) have held up better than average.

The 11th arrondissement market recorded 2 426 transactions in 2026 according to DVF DGFIP data. This volume reflects an active market with a diverse supply for various buyer profiles.

The 2025 DRIHL reference median rent is €26.4/sqm/month. The maximum permitted rent is €35.76/sqm, the minimum €20.86/sqm. The indicative gross yield is around 3,0 %.

The areas around Bastille and Oberkampf, as well as Charonne are the most sought-after in the 11th arrondissement.

Very well. The 11th is one of the best-connected arrondissements in Paris, with metro lines 1, 3, 5, 8 and 9, RER A (Bastille) and several bus lines. This dense network is a major asset for the rental value of properties.

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