Paris 12th arrondissement · Bercy & Vincennes

Real estate in Paris 12th arrondissement

Bercy Village, Promenade Plantée, Bois de Vincennes: the 12th offers the quality of life Paris often denies. Generous green spaces, accessible prices and strong family demand — a conviction market for buyers seeking more space. +3.4% in 2025 — an arrondissement in transformation.

Estimate my property Paris 12th Talk to an expert
9 028 €Price /sqm Q4 2025
138 024Inhabitants
11 429 €Top 10% (premium)
01

Bercy Village & Promenade Plantée

From the Parc de Bercy to the gates of the Bois de Vincennes, the 12th offers the best of green Paris. The Promenade Plantée, Accor Arena and Bercy Village shape an arrondissement in full residential and cultural transformation.

02

Space & accessible prices

With an average of €8.700/sqm (Notaires, late 2025), the 12th offers families the space they're looking for at competitive prices. The transformation of the Bercy district and proximity to the Bois de Vincennes support continued appreciation.

03

Liquidité internationale

The 12th arrondissement of Paris posts an average price of €8,700/sqm at the end of 2025, with annual growth of +3.4%. Average time to sell: 58 days.

Real estate market

Le 12th en chiffres

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

9 028 €/sqm
Median price 2025 (DVF)
11 429 €/sqm
Top 10% (premium)
+3,4 %
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 2 160 €
T4 2025 8 410 €
Sur 30 ans ×3,9

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

The 12th arrondissement posts a median price of €9,028/sqm in 2025 (DVF, DGFIP), ranging from 6,760 to €11,429/sqm across 1,641 transactions.

With an average price of €8,700/sqm, the 12th arrondissement has a clearly defined market profile. Buyers find a specific combination of heritage, quality of life and accessibility.

Energy performance

Dwellings DPE
du 12th arrondissement

54 652 energy diagnostics issued for apartments since July 2021. La classe DPE weighted average s'établit à D.

54 652
DPE issued
since July 2021
D
Average class
weighted average
58 %
Above E
31 841 dwellings (A to D)
15 %
Below E
8 242 dwellings (F-G)
DPE class distribution — apartments ADEME scale : from cold (A) to hot (G)
A0.1 % B1.8 % C24.4 % D31.9 % E26.7 % F9.9 % G5.2 %
← Low consumption High consumption / energy sieve →

Source: ADEME — DPE Dwellings existants (since July 2021) · filtre type_batiment=appartement, code_postal_ban=75012.

Go further — prices by street, by address and by quarter: Paris 12e arrondissement on data.metrorealty.fr.

History

From the Bois
to the Coulée verte

The 12th arrondissement is the arrondissement of successful reinvention: from the Bercy wine warehouses to the Parc de la Villette, from the Promenade Plantée to the Bois de Vincennes, it has transformed its industrial wastelands into spaces of life, culture and nature. A family-friendly and green arrondissement, unjustly overlooked by Parisians. Between the Bois de Vincennes — the largest green space in Paris (995 hectares) — the Bercy quarter and the Marché d'Aligre, it offers a quality of life rare in the capital, with calm, generous green spaces and an authentic neighbourhood feel that endures despite the gradual modernisation of the area.

Place de la Nation — Paris 12th arrondissement
Quality of life

Family, park
and nature

Quality of life in the 12th is among the best in central Paris, thanks to a generosity of green space rare in the capital. The Parc de Bercy, with its romantic gardens and educational vegetable plots, the Bois de Vincennes with its 995 hectares of forest, its zoo and its lakes, and the Coulée Verte with its 4.7 kilometres of suspended gardens form an exceptional natural heritage.

Bercy Village, set in former 19th-century wine warehouses, creates a village-like shopping atmosphere unique in Paris. The Accor Arena, the largest indoor venue in France, ensures cultural and sporting programming of international scale. The arrondissement also benefits from outstanding transport connectivity (lines 1, 6, 8, 14 and RER A), while the Gare de Lyon and Gare de Bercy ensure exceptional accessibility to the rest of France.

Coulée verte René-Dumont / Viaduc des Arts — Paris 12th arrondissement
Did you know?

Trois anecdotes
du 12th arrondissement

— Anecdote 01

The Promenade Plantée, inaugurated in 1993 on a former elevated railway, directly inspired the High Line in New York. When the High Line designers visited Paris in the late 1990s, it was the 12th's Coulée Verte that gave them the idea of turning Manhattan's disused railway into a suspended garden.

— Anecdote 02

The Bercy warehouses housed in the 19th century the largest wine market in the world, with cellars capable of storing up to 4 million hectolitres. Every barge that sailed up the Seine unloaded its barrels directly onto the quayside — a trade that made the fortune of the quarter and many merchant families.

— Anecdote 03

The Vincennes Zoo, founded in 1934 for the International Colonial Exhibition, was entirely renovated and reopened in 2014 with a revolutionary approach to naturalistic enclosures. Its great artificial rock, visible from several kilometres away, is one of the most recognisable symbols of east Paris.

Our view
With its kilometres of leafy promenades — the Coulée Verte, the Seine quaysides, the alleys of the Bois de Vincennes — the 12th offers its residents a quality of life that property prices do not yet quite reflect. Bercy Village, with its former warehouses turned into open-air restaurants and shops, is one of Paris's best-kept secrets — the kind one discovers on a Sunday morning and never wants to leave. Its residents value this airy and deeply human arrondissement, far from clichés and tourist crowds. For METROREALTY, the 12th is the Parisian market with the strongest recognition potential to come.
— METROREALTY · 22 ans d'expertise à Paris
Cartography

Les quatre
sous-quartiers du 12th

Each sector of the 12th has its identity, atmosphere and property typology. Click the map or cards to view their boundaries.

Interactive map Hover a district
Bel-Air Picpus Bercy Quinze-Vingts
District 01 Heritage

Bel-Air

Bel-Air, in the east of the arrondissement towards the porte de Vincennes, is the greenest and most residential quarter of the 12th. Its town houses, small 1920s and 1930s buildings and quiet shaded streets create the feel of a smart suburb inside Paris. Being next to the Bois de Vincennes is its main argument, and families respond to it.

District 02 Lively

Picpus

Picpus is a discreet residential quarter around the historic cemetery where La Fayette lies among the victims of the Terror. Its quiet streets, communal gardens and well-preserved Haussmann buildings make it calm and green, and popular with families who want peace without moving away from central Paris.

District 03 Secret

Bercy

Bercy is the most transformed and most dynamic quarter of the 12th, with its landscaped park, its village of shops in the historic wine warehouses and its well-built new developments. Apartments on the edge of the Parc de Bercy, looking over the gardens, are exceedingly rare, much sought after, and appreciating fast.

District 04 Luxury

Quinze-Vingts

Quinze-Vingts, around the Gare de Lyon and the Promenade Plantée, is the best-connected and most mixed quarter of the 12th. The Gare de Lyon, with direct high-speed services to Lyon, Marseille and Geneva, is a major asset for executives who travel often. Apartments in the Haussmann buildings between the station and the Bastille offer excellent value.

Heritage

Lieux emblématiques

Bois de Vincennes

The largest green space in Paris (995 hectares), with a royal château and a racecourse.

Place de la Nation

A historic square, with the Triumph of the Republic monument (1899).

Bercy Village

Anciens chais reconvertis en commerces, parc Bercy avec jardins thématiques.

Coulée verte René-Dumont

Promenade plantée 4,7 km sur ancien viaduc Bastille — Vincennes.

Viaduc des Arts

Anciens arches du viaduc reconvertis en ateliers d'artistes et créateurs.

Cinémathèque française

Architecture Frank Gehry 1994, mémoire du cinéma mondial.

Seller guide

Selling in the 12th
at the best price

Everything you need to know to sell your property successfully in the 12th arrondissement.

8 140 — 8 780 €
Fourchette typique au sqm
8 780 €
Haut du marché (Bercy Village, Bois de Vincennes)
+3,4 %
Annual evolution (Dec 2024 → Dec 2025)

Strengths that boost your property value

  • Bois de Vincennes à pied
  • Coulée verte sur 4 km
  • Étage élevé avec terrasse
  • Métro multilignes Nation/Daumesnil
  • Familles et écoles réputées

Frictions to anticipate

  • Bruit côté grands axes
  • Copropriété ancienne sans modernisation
  • RDC sur boulevard passant
  • Charges anciennes

Best-selling properties

  • Familiaux côté Picpus
  • Pieds-à-terre Bercy Village
  • Appartements vue Coulée verte
  • Lofts Viaduc des Arts
7-step checklist

What to prepare before selling in the 12th

  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 12th
en quelques traits

Buyer profiles, atmosphere and the property types in demand in the 12th arrondissement.

Ideal for

Family Yield investor First-time buyer looking for space

Atmosphere

Green Residential Bercy Village
Market tension: high

Most sought-after typologies

  • Family 3-room/4-room
  • 2-room in Bercy/Promenade
  • Studio for rental near Gare de Lyon
Strategies & expertise METROREALTY

Investing in the 12th
with a trusted partner

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

— Family space

A purchase with quality of life

The 12th offers the space Paris often denies: 4-room and 5-room flats at accessible prices, vast parks (Vincennes, Bercy) and an authentic neighbourhood feel. Ideal for families seeking floor area without leaving Paris.

Target budget: €400,000 – €700,000
— Bercy Village rental

Close to the major venues

2-rooms close to the Accor Arena and Bercy Village benefit from strong rental demand from stable profiles (executives, families). Good yields in an area undergoing major transformation.

Estimated gross yield: ~3.3%
Our expertise

22 years in the 12th arrondissement

METROREALTY has been guiding the most demanding transactions for 22 years in the 12th arrondissement. Our team knows every building, every staircase, every concierge. From negotiating an apartment at Bercy Village to the sale of commercial premises at Bois de Vincennes, 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 12th
Frequently asked questions

Your questions about
le 12th arrondissement

The median price per sqm in the 12th arrondissement s'établit à 9 028 €/sqm en 2026 selon les données DVF DGFIP. La fourchette s'étend de 6 760 €/sqm (P10, entrée de gamme) à 11 429 €/sqm (P90, top 10 %), sur 1 641 transactions appartements enregistrées.

Over the past 12 months, prices changed by +3,4 % (Dec 2024 → Dec 2025). Over 5 years, the change is −12.3%, reflecting the Paris market correction after the 2020 peak. Premium areas (Bercy Village, Promenade Plantée) have held up better than average.

The 12th arrondissement market recorded 1 641 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 €25.1/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 Bercy Village and Bois de Vincennes, as well as Coulée verte are the most sought-after in the 12th arrondissement.

Yes, with an average of €8.700/sqm, it is one of the most accessible arrondissements on the right bank. A 45 sqm 2-room flat is accessible for around €380,000, which remains within reach of a first-time buyer with a good deposit.

Selling, buying, investing

Let's talk about your project in the 12th

Initial confidential discussion, no commitment. Our experts guide you through to signing.

Contact us Free valuation +33 1 40 20 93 95