High-end real estate in Paris and new selling strategies in 2026

A more selective market that requires a much more strategic reading of premium real estate sales

The Paris real estate market is undergoing a profound transformation. For a long time, selling a family apartment in Paris’s sought-after neighborhoods was a relatively smooth process: a good address, a proper presentation, a few visits, then limited negotiation. Since 2022, the way the market works has changed. Buyers have become more selective, decision-making times have lengthened on certain segments, and the gaps between the most sought-after properties and apartments that are more difficult to arbitrate are widening significantly.

Increasingly marked valuation gaps

In high-end Paris neighborhoods such as Monceau, Ternes, Plaine Monceau, Europe, Villiers or Passy, two properties located only a few hundred meters apart can now follow very different commercial trajectories depending on:

• the floor level 
• the presence of outdoor space 
• the layout 
• the quality of the co-ownership 
• the exposure 
• energy performance 
• the real level of renovation

In this context, the role of a high-end real estate agency is no longer limited to publishing a listing. It consists of precisely analyzing the market, understanding the positioning of the property and building a coherent sales strategy.

A Paris market that has become much more competitive

On many family segments in Paris, sellers are now facing significant competition.

In certain sectors of the 16th or 17th arrondissement, several dozen, and sometimes more than a hundred apartments, can be offered for sale at the same time on the same type of surface area and budget.

This evolution has deeply changed buyer behavior. High-end buyers now compare:

• buildings 
• floor levels 
• views 
• outdoor spaces 
• brightness 
• energy diagnostics 
• the level of charges 
• co-ownership works 
• and the real quality of renovations

Since 2024, we have also observed a phenomenon of market polarization:

In certain sectors of the northern 17th arrondissement, a family apartment located on the 1st floor without outdoor space can now suffer a significant discount compared with a higher floor with a balcony or terrace, even at an equivalent address.

Buyer expectations are changing rapidly

The Paris premium market remains active, especially for:

• Haussmannian family apartments 
• high floors 
• open views 
• properties with outdoor space 
• high-quality buildings 
• or apartments renovated with coherence

But expectations are changing.

The “Horizon 2040” White Paper from the Paris Chamber of Notaries also anticipates several structural transformations:

• development of remote work 
• aging population 
• new mobility patterns 
• diversification of family structures 
• rising environmental and energy constraints

These evolutions already have a concrete impact on search criteria.

In our recent sales processes in Paris, several elements now come up regularly in buyers’ decision-making:

• the possibility of creating a home office 
• the presence of outdoor space 
• the thermal quality of the home 
• quietness 
• brightness 
• or the flexibility of the family layout

Conversely, some defects are becoming more penalizing than before:

• absence of an elevator on large surfaces 
• poor DPE rating 
• significant overlooking 
• poorly lit ground floors 
• heavy co-ownership works 
• or layouts that are difficult to restructure

DPE and energy issues are taking on a growing role

Even in the high-end market, energy issues are gradually becoming more important.

The White Paper from the Paris Chamber of Notaries also mentions the growing impact of climate issues and energy renovations on the Greater Paris real estate stock.

In practice, not all buyers yet reason exclusively through the DPE, especially for prestige properties. But energy performance now influences:

• the perception of future renovation costs 
• resale capacity 
• bank discussions 
• and sometimes price negotiation

We are also observing a growing difference between older apartments renovated intelligently and properties requiring heavy renovations in complex co-ownerships.

Patrimonial sales are becoming more complex

The Paris real estate market is increasingly linked to broader patrimonial issues:

• successions 
• donations 
• undivided ownership 
• family property companies 
• expatriation 
• separation 
• patrimonial reorganization 
• tax arbitrations

The “Horizon 2040” White Paper refers to a “great transmission” that could reach between 8,000 and 9,000 billion euros by 2040 in France.

This evolution mechanically increases the complexity of real estate files.

In Paris, a significant share of high-end sales now involves:

• several heirs 
• international issues 
• blended family situations 
• civil companies 
• transmission arbitrations

A purely commercial approach is therefore no longer enough.

The quality of the advice also depends on the ability to:

• understand legal issues 
• anticipate blockages 
• coordinate the different stakeholders 
• secure information 
• and support decisions that may be sensitive on a family level

Paris remains an international safe haven

Despite real estate and economic cycles, Paris retains strong international attractiveness.

The White Paper from the Paris Chamber of Notaries emphasizes that Greater Paris should continue to attract investors and international families thanks to its legal stability, heritage and global positioning.

In the most sought-after neighborhoods of Paris, international buyers remain particularly attentive to:

• the quality of buildings 
• legal security 
• the ability to buy remotely 
• patrimonial stability 
• and the quality of the support

Sellers therefore have an interest in working with contacts capable of managing:

• non-resident buyers 
• international financing issues 
• bilingual files
• and operations requiring close coordination with notaries, private banks or lawyers

Artificial intelligence is transforming real estate, but it does not replace advice

Artificial intelligence is already changing many aspects of the real estate sector:

• data analysis 
• document automation 
• valuation assistance tools 
• buyer matching 
• or administrative processing

The “Horizon 2040” White Paper nevertheless underlines that as interactions become more digital, the need for human trust and authenticity also increases.

This reality is particularly visible in high-end real estate.

When an owner sells an important asset, they are not only looking for advertising exposure. They expect:

• a credible market analysis 
• a sales strategy 
• serious buyer selection 
• negotiation ability 
• and overall securing of the file

FAQ – High-end real estate market in Paris

A more analytical approach to real estate advice

The Paris real estate market is becoming more technical, more selective and more patrimonial.

In this context, sellers are increasingly looking for:

• precise market analyses 
• a realistic reading of the competition 
• a coherent launch strategy 
• and a sales process capable of creating real buyer momentum

Fairway Luxury Real Estate supports sellers, families, expatriates and investors on high-end residential markets in Paris, particularly in the 8th, 9th, 16th and 17th arrondissements, with an approach combining real estate analysis, patrimonial strategy and the securing of operations.

Sources: “Horizon 2040” White Paper from the Paris Chamber of Notaries, published in 2026. Press release from the Paris Chamber of Notaries dated May 7th 2026.

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