A review of Montreuil's neighborhoods, from Bas-Montreuil to the upper Montreuil served by line 11, with rents and rent control rules.
To rent in Montreuil, four areas top the list of requests: the Bas-Montreuil (around République and Robespierre), the Croix-de-Chavaux, the Mairie neighbourhood and, higher up on the plateau, the Branly-Boissière area, served by line 11 since June 2024. If your budget is tighter or you are looking for peace and greenery, look at Signac-Murs à pêches, the Ruffins and Bel-Air-Grands Pêchers, in upper Montreuil.
Montreuil has 111,934 inhabitants in 2023 according to INSEE. It is a city of tenants: 62.5% of main residences are rented, of which 31.1% are social housing, and 83.4% of homes are apartments. Small units weigh heavily, with 40.7% of homes having one or two rooms, which explains the competition for studios and T2s near the metro.
This guide goes through the neighbourhoods one by one, with their transport, atmosphere and rent levels, then helps you choose according to your situation.
Montreuil is part of the Est Ensemble territorial public body, where rent control has applied since 1 December 2021. Each year, a prefectoral order sets three values per square metre, by area and by type of home, based on data from the Paris-area Rent Observatory: a reference rent, an upper rent (20% above) and a lower rent (30% below). The 2025 orders came into force on 1 June 2025.
In practice, the rent excluding charges cannot exceed the upper reference rent. A rent supplement remains possible, but only if it is written, quantified and justified in the lease by an exceptional location or level of comfort. Every listing must show the upper reference rent: check it on the DRIHL interactive map before signing.
According to ANIL's 2025 rent map, the average advertised rent for an apartment in Montreuil is €22.9 per square metre including charges, with a range of €17.6 to €29.6 depending on the property. For T3s and larger, the average falls to €21.2 per square metre. For small units, expect around €560 excluding charges for a 28-square-metre studio and €900 for a 45-square-metre T2 at the median, according to this site's Montreuil rental page. A T3 of about 70 square metres rents for around €1,400 excluding charges.
Line 9 serves Porte de Montreuil, Robespierre, Croix-de-Chavaux and Mairie de Montreuil, and connects to RER A at Nation. Since June 2024, line 11 also serves upper Montreuil with two stations on the boulevard de la Boissière: Montreuil-Hôpital and La Dhuys. According to the city, Châtelet is now 20 minutes from Montreuil-Hôpital, compared with 47 before. An extension of the T1 tram has been announced.
Right next to Paris and Vincennes, the Bas-Montreuil has the strongest demand in the city. It has renovated older buildings and former industrial premises converted into lofts. The Robespierre and Porte de Montreuil stations (line 9) put Nation a few stops away. It is the most sought-after area, and its rents are among the highest in Montreuil.
Around the square and the line 9 station, the Croix-de-Chavaux is the shopping heart of Montreuil. Local shops and services: most things can be done on foot. The supply mixes older buildings and more recent residences, with many studios and T2s.
The terminus of line 9, the Mairie neighbourhood brings together the town hall, shops and amenities. The rental supply there is varied, from studios to T3s.
Between the Bas-Montreuil and the centre, this residential neighbourhood is quieter. Its main asset is recent: the La Dhuys station on line 11 has a secondary entrance on rue Édouard Branly, and Montreuil-Hôpital is on the same boulevard de la Boissière. For a rent often more reasonable than in the lower part of the city, you gain direct access to central Paris.
This area is home to the murs à pêches, 34 hectares of walls and plots recognised as heritage of regional interest in November 2020. The city presents them both as identity heritage and as a biodiversity space, and several sections of wall have been restored since 2020. Rents there are slightly more affordable and the setting is calmer, at the price of longer journeys to the metro.
On the plateau, upper Montreuil is more residential, with more buildings from the 1960s and 1970s and more moderate rents. Since June 2024, line 11 links them directly to central Paris via Montreuil-Hôpital. The parc des Beaumonts, 24 hectares on a former gypsum quarry, part of the Natura 2000 network since 2006, offers views of the bois de Vincennes and Paris from its 110 metres of altitude.
A working-class neighbourhood undergoing urban renewal, La Noue-Clos Français has a high share of social housing. Private-sector rents there are among the lowest in the city. It is a lead to look into if your budget is the priority, visiting at different times of the day.
Aim for line 9: Bas-Montreuil, Robespierre or Croix-de-Chavaux. If your office is near Châtelet or the centre, line 11 from Branly-Boissière or Montreuil-Hôpital is now a real option, often cheaper.
The Croix-de-Chavaux and the Mairie offer many small units and neighbourhood life on the spot. With 40.7% of homes in the city having one or two rooms, the supply exists, but so does the competition: a complete application, with a guarantor or Visale guarantee, makes the difference.
For more space and greenery, look at upper Montreuil, the surroundings of the parc des Beaumonts or the murs à pêches area. For the same floor area, large homes cost less there than in the Bas-Montreuil, and ANIL's 2025 rent map shows that the price per square metre falls as the size of the home rises (€21.2 for a T3 or larger, against €22.9 on average).
La Noue-Clos Français, Bel-Air and the Ruffins offer the lowest private rents. Always check that the advertised rent respects the upper reference rent for the area.
If you are searching from another city or do not have time to string together viewings, a Remoters home finder based in the Île-de-France region can take care of it: they target the neighbourhoods that suit you, view homes for you, put together your application and review the lease, including compliance with rent control. The first conversation and the quote are free.
Short answers to the questions our readers ask, written to stand on their own.
Sources cited in this article
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