The average price per m² in Bagnolet is 5 537 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 7 586 €/m². About 187 transactions are recorded each year.
Atmospheric illustration of Bagnolet, between the porte de Bagnolet and the plateau.
The average price recorded in Bagnolet stands at 5 537 €/m². That average covers a stock overwhelmingly made of apartments: according to INSEE, the French national statistics office, 89,5 % of dwellings are flats, on a territory of only 2,57 km². It mixes the large housing complexes of the 1960s and 1970s at Les Malassis and La Noue, recent schemes around the town centre, and an older fabric of small houses and former workshops towards Les Coutures and the plateau. The immediate closeness of the ring road and the A3 motorway also weighs from one street to another. These values come from the DVF database, which records transactions actually registered before notaries.
House : 7 586 €/m²
Prices from the DVF file (Demandes de valeurs foncières, published by the DGFiP), transactions actually recorded at the notary at municipality level. Cross-referenced with the Notaires de France - INSEE indices. Learn more about our methodology.
The first driver of the local market is demographic pressure coming from Paris. The municipality adjoins the 20th arrondissement and its population grew between 2017 and 2023 according to INSEE, while the territory, entirely built up over 2,57 km², no longer offers free land. Supply therefore rests on the resale of an apartment stock built in the twentieth century, completed by a few new schemes on renewal sites. The volume remains narrow, of the order of 190 apartment sales a year, which makes annual averages sensitive to the mix of properties sold.
The second driver is the transformation of the porte de Bagnolet area. A partnership development project, signed in October 2024 between the state, the Métropole du Grand Paris, the City of Paris, Est Ensemble and the public land agency, aims to reduce the barrier created by the interchange, to plant its surroundings and to reconnect the municipality to Paris. Two urban renewal programmes are being carried out in parallel, at Les Malassis and La Noue, while the announced conversion of the Mercuriales towers is to bring activity back to the site of the former coach station, closed since July 2020.
Bagnolet sits in the lower middle of the municipalities bordering Paris to the east, behind Montreuil and far behind Vincennes, but clearly above Rosny-sous-Bois.
The name Bagnolet comes from the Latin balneolum, the small bath, in reference to former bathing establishments. The place appears in deeds from 1255 and its parish was set up in 1377. In the fifteenth century, the village served as a country residence for leading figures, including Queen Isabeau of Bavaria, who bought a property there in 1412, then the Duke of Bedford. The economy then rested on the vine, cereals and the extraction of gypsum, whose quarries would long mark the subsoil of the plateau, to the east of the territory.
At the start of the eighteenth century, the Duchess of Orléans had the château de Bagnolet built, completed around 1725, whose park stretched over the present 20th arrondissement of Paris and over the municipality. The castle was demolished from 1771; only the pavillon de l'Ermitage remains, built around 1720 and listed as a historic monument in 1928. The Dhuis aqueduct, brought into service in 1865 to supply Paris with water, crosses the plateau and gives its name to the La Dhuys district. The town remained rural until the end of the nineteenth century.
Industrialisation changed everything: soap works, glue and ink factories moved in, the population tripled and reached 8 779 inhabitants in 1901, the year the tramway arrived. In 1929, the election of the communist Paul Coudert placed Bagnolet in the red belt; the party would keep the town hall until 2014. The 1960s and 1970s redrew the town: the large housing complexes of Les Malassis and La Noue replaced orchards and old districts, the porte de Bagnolet interchange and the A3 motorway were completed in 1970, the metro reached Gallieni on 2 April 1971, and the two Mercuriales towers, of 33 storeys, were delivered in 1977.
The Mercuriales towers, designed by Serge Lana and Alfred Milh in the spirit of the World Trade Center, were meant to start a business district intended to balance La Défense to the east of Paris. The first oil shock interrupted that programme, leaving the two buildings isolated above the interchange. Bought in November 2022 by an investor planning a mixed conversion, offices on one side, a hotel on the other, they remain the visual landmark of the municipality.
Bagnolet has 43 086 inhabitants over 2,57 km², a density comparable to that of the neighbouring Paris arrondissements. According to INSEE, the municipality counts 19 466 dwellings, of which 89,5 % are apartments and 9,0 % houses. Main residences account for 91,7 % of the stock and second homes 2,4 %: this is a town lived in year-round, not a market of holiday bases. Renting largely dominates, with 67,7 % tenants against 30,2 % owner-occupiers. Buyers are mainly working households and first-time buyers from Paris, in particular from the 20th arrondissement, who look for more floor area at an equivalent distance from the metro, along with Bagnolet tenants who become owners on the spot.
The average price per square metre in Bagnolet stands at 5 537 €/m², across all apartment types. That figure is calculated from the DVF database, which records sales actually registered before notaries, and not from listings. It is a municipal average: a studio in a slab block at Les Malassis and a family apartment in a recent town-centre scheme depart clearly from it. An online valuation makes it possible to place your property more precisely.
The town is divided into seven districts: Centre-ville, Centre-Sud, Le Plateau, La Dhuys, Les Malassis, La Noue and Les Coutures. The town centre, in the valley around the town hall and the market, and the Coutures area, a former workshop district now converted, concentrate the most in-demand housing. Les Malassis and La Noue, marked by the large housing complexes and by the urban renewal programmes under way, show lower values.
Metro line 3 has its terminus at Gallieni, opened on 2 April 1971, with direct access to République and Opéra without changing; the Porte de Bagnolet station serves the south of the municipality. Several bus routes connect Les Lilas, Montreuil and the porte des Lilas. By car, the porte de Bagnolet interchange gives access to the ring road and the A3 motorway, with traffic of the order of 300 000 vehicles a day.
The choice is unbalanced: according to INSEE, only 9,0 % of dwellings are houses. Those bungalows and town houses, concentrated on the plateau and towards Les Coutures, rarely change hands and sell markedly higher, at around 7 586 €/m² according to recent DVF sales. The apartment therefore remains the reference market, with marked gaps between the developments of the 1960s and the schemes delivered since 2015.
Three points come up. Noise and air quality first, at the addresses close to the ring road and the A3, which are covered by a noise classification imposing insulation requirements. Then the urban renewal perimeters of Les Malassis and La Noue, whose timetable should be known before selling. Finally the former gypsum quarries under the plateau, which can bring specific requirements, to be checked with the planning department.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).