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Fewer transactions, more demanding buyers and pressure on prices: an analysis of the Paris real estate market in 2026 and advice on how to sell under the best possible conditions.
The real estate market in the Paris region slowed significantly in spring 2026.
After the recovery observed in 2025 and at the beginning of the year, the latest figures published by the SNPI / Xerfi Economic Observatory show a new contraction in activity.
In the second quarter of 2026, the number of real estate transactions fell by 6.5% year-on-year in France. In the Île-de-France region, the decline was much more pronounced, reaching between 11% and 15%.
For a Paris property owner considering a sale, these figures do not mean that buyers have disappeared. They do, however, show that the balance of power has changed.
The main change is not a general collapse in property prices.
It is the growing difficulty of turning a property listing into a completed transaction.
At the national level, revenue generated by property sales activity fell by 7.5% year-on-year, while the number of transactions declined by 6.5%. The difference between the change in value and the change in volume is therefore only one percentage point.
The slowdown is therefore primarily the result of fewer transactions rather than a widespread collapse in prices.
However, buyers have become more difficult to convince.
According to the SNPI / Xerfi study, 45% of professionals report that more viewings are now required to complete a sale. Only 13% observe the opposite trend.
Buyers are viewing, comparing, negotiating and taking more time before making a commitment. In Paris, where two apartments located only a few hundred metres apart can have very different characteristics and values, this increased selectivity is particularly important to take into account when developing a sales strategy.
The Observatory does not provide a specific measure of changes in Paris property prices. It would therefore be incorrect to interpret the 11% to 15% decline observed in Île-de-France as a fall in prices: this figure concerns transaction volumes.
However, the professionals surveyed continue to report a generally downward trend in asking and selling prices.
The balance of opinion stands at –19 for studios, –20 for three-room apartments and –23 for four- to five-room houses. This indicator represents the difference between the proportion of professionals observing price increases and those observing price declines.
Two different developments should therefore be distinguished:
This situation can create a gap between the price a seller still hopes to achieve and the price buyers are actually prepared to commit to.
Waiting may naturally make sense when an owner has no particular time constraints and when their long-term property strategy justifies it.
However, waiting solely in the hope of a rapid market turnaround is currently a gamble.
The expectations of professionals surveyed by Xerfi remain cautious for the third quarter of 2026.
In Île-de-France, 28% still expect sales activity to decline, 66% expect stability and only 6% anticipate an increase.
These figures obviously cannot predict the future direction of the Paris market.
However, they do not currently point towards a scenario of a major short-term recovery in transaction volumes.
For an owner who genuinely intends to sell, the most relevant question therefore becomes less “should I wait for the market to recover?” and more: at what price can my apartment realistically find a buyer today?
In a highly dynamic market, a slight overvaluation can sometimes be absorbed by rising prices or competition between buyers.
In a slower market, this strategy becomes much riskier.
An apartment listed significantly above its market value may attract viewings without generating any offers.
Weeks go by.
The property gradually loses its sense of novelty on real estate portals.
Buyers actively following the area begin to recognise the listing.
A price reduction may eventually take place, but it then applies to a property that has already been exposed to the market for several weeks or even several months.
This is precisely why the initial listing price is now one of the most important decisions in a property sale. The objective is not to sell for less. It is to determine a price level that best protects the property's value while remaining consistent with the actual demand in its specific micro-market.
Talking about “property prices in Paris” can provide a general indication, but it is not enough to determine the right selling price for a specific apartment.
Value depends on many factors, including the address, floor level, presence of a lift, natural light, layout, condition of the apartment, quality of the building, views, outdoor space and many other characteristics.
Two apartments with the same surface area in the same arrondissement can therefore experience very different levels of demand and commercial performance.
This is why a serious property valuation cannot be based solely on an average price per square metre.
It must take several elements into account:
Yes.
A decline in the number of transactions does not mean that demand has disappeared.
It means that buyers are making more careful choices.
Apartments combining a sought-after location, strong intrinsic qualities and a realistic price continue to generate interest.
The greater difficulty concerns properties whose asking price creates too large a gap compared with the alternatives available to buyers.
In the current market, an effective sales process therefore depends on three key elements: an accurate valuation, an impeccable presentation and a marketing strategy adapted to the specific property.
The Paris market is not at a standstill.
It has simply become much more demanding.
Before deciding whether to sell now, wait or set an initial asking price, it is useful to understand the value the market can realistically recognise for your property today.
Fairway analyses your apartment, its surroundings, comparable transactions and current market conditions in order to provide a well-supported valuation tailored to your situation.
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Is the Paris real estate market declining in 2026?
Activity is slowing significantly, with a decline in transaction volumes observed during the second quarter of 2026. This contraction primarily concerns the number of sales and should not automatically be interpreted as an equivalent fall in property prices.
Should I wait before selling my apartment in Paris?
Waiting may be appropriate depending on your personal situation and long-term property strategy. However, waiting solely in the hope of a rapid market recovery is currently a gamble, as professionals remain cautious about the outlook for sales activity.
Why is the initial asking price so important in 2026?
In a more selective market, an overpriced apartment may receive viewings without generating offers. Over time, the property loses its sense of novelty and a later price reduction may take place after several weeks or months of exposure.
Do all Paris apartments follow the same market trend?
No. The value and commercial dynamics of an apartment depend on many criteria, including its address, floor level, natural light, layout, condition, building quality, views and outdoor space.
Can you still sell an apartment successfully in Paris in 2026?
Yes. Apartments combining a sought-after address, strong intrinsic qualities and a realistic asking price continue to attract interest. In the current market, an accurate valuation and a marketing strategy adapted to the property are particularly important.
Key points to remember
"The Paris real estate market is not at a standstill, but it has become much more selective. In 2026, setting the right asking price from the outset, presenting the property impeccably and adopting a strategy adapted to the apartment are essential to selling under the best possible conditions."
Source: SNPI / Xerfi Economic Observatory, April-May-June 2026. Study conducted in July 2026 among a sample of 550 real estate agents and property managers who are members of the SNPI.
 | Author of the article Hugues de Poulpiquet Fairway Luxury Real Estate · Real Estate Market Trained as a lawyer and founder of Fairway Luxury Real Estate, Hugues de Poulpiquet writes Fairway's market insights dedicated to the Paris real estate market, sales strategies and the valuation of high-end residential properties. |
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