The average price per m² in Bihorel is 1 646 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 2 880 €/m². About 94 transactions are recorded each year.
Ambience illustration of Bihorel, a residential municipality on the heights north-east of Rouen.
The average price recorded in Bihorel stands at 1 646 €/m² for apartments. That average, lower than that of neighbouring Rouen, owes to a stock of flats that is often old and to the modest size of the market. Houses, for their part, trade at a much higher level, around 2 880 €/m², a gap that reflects the essentially low-rise and residential character of the municipality. Here you find late 19th-century and early 20th-century villas, more recent detached houses and a few blocks of flats. The marked gap between apartments and houses is the clearest feature of the local market. These figures come from the DVF database, which records the sales actually signed before notaries, and give a municipal benchmark to be refined property by property.
House : 2 880 €/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 market in Bihorel rests on its position as a residential municipality of the heights, directly adjoining Rouen but quieter and greener than the central city. Demand comes above all from families and working households of the conurbation looking for a house with a garden without moving away from Rouen. That demand explains the high level of house prices, well above that of apartments, in a municipality where low-rise housing largely dominates the built landscape.
Supply remains constrained by the small size of the municipality and by the scarcity of land available on a plateau already largely built up. The apartment market, fed by a stock of flats that is often old, is aimed at more measured budgets and sees energy performance weigh more and more in negotiations. The house market, tighter, sets sustained family demand against limited supply, which supports values. That double reading, affordable apartments and expensive houses, is the signature of the Bihorel market.
On the plateau overlooking Rouen, Bihorel shows apartment prices lower than the central city and than Mont-Saint-Aignan, in a market where houses stand clearly apart.
Bihorel is a recent municipality on the scale of Norman history. Its territory was part of Bois-Guillaume until the end of the 19th century, before it was set up as an independent municipality in 1892. Its birth accompanies the rise of the residential suburbs that were then spreading over the plateau north of Rouen, as the city grew denser in the Seine valley and well-off families sought to settle on the heights, in healthier air and away from industry.
The municipality developed on this plateau overlooking Rouen, linked to the city by hills once steep. The hameau des Bruyères, to the east, keeps the trace of a past of heath and woodland that covered the heights before urbanisation. The built fabric is made up for the most part of villas and town houses surrounded by gardens, a dense but airy residential fabric that sets Bihorel apart from the more working-class and industrial districts on the left bank of Rouen.
In the 20th century, Bihorel carried on its residential role while fitting fully into the Rouen conurbation. A few blocks of flats came to complete the low-rise fabric, without changing its dominant character. The municipality remains small and without large industry, turned towards housing and local services, in direct continuity with the neighbouring municipalities of the plateau such as Bois-Guillaume and Mont-Saint-Aignan.
Bihorel has 8 316 inhabitants according to the latest census, which makes it a small municipality of the Rouen conurbation. Its housing stock is mainly low-rise, with a strong presence of villas and town houses surrounded by gardens, completed by a few older blocks of flats. The share of owner-occupiers is high, in keeping with the residential profile of the municipality. Buyers are above all families and working households of the Rouen conurbation looking for a quiet setting on the heights, in the immediate vicinity of the city. The apartment market attracts more first-time buyers and tighter budgets, while houses, rarer and clearly more expensive, are aimed at settled families.
The average value recorded from notarial sales is 1 646 €/m² for apartments. That level, lower than in Rouen, comes from a stock of flats that is often old and from a small market. The type of property, the location, the year of construction and the energy assessment explain most of the gaps around this average. For a reliable valuation, it is better to rely on sales of comparable properties than on the municipal average alone.
Houses trade at around 2 880 €/m² in Bihorel, a level far above that of apartments. That gap reflects the deeply residential and low-rise nature of the municipality, where the villa with a garden on the heights of Rouen is the most sought-after property. Flats, older and less numerous, pull the apartment average down. The two markets therefore answer distinct demands, which explains the scale of the gap.
Bihorel directly adjoins Rouen, on the north-east plateau, and the city is reached in a few minutes by car by the hills descending towards the Seine valley. The bus network of the conurbation serves the municipality and links it to the centre of Rouen and to its connections. That immediate closeness to the central city, combined with a quieter setting, is one of the strengths that explain the residential appeal of Bihorel.
The hameau des Bruyères occupies the eastern part of the municipality and takes its name from the heath and woodland that once covered this plateau before it was built up. It is today a residential sector of Bihorel, in continuity with the low-rise fabric of the municipality. As for the whole of Bihorel, the value of a property there depends above all on its type, its floor area, its condition and whether it has a garden.
The residential profile of Bihorel, dominated by the house with a garden on the heights of Rouen, matches family demand well. The municipality offers a quiet, green setting while staying attached to Rouen and to its services. Families find town houses and villas there, while first-time buyers turn rather towards apartments, which are more affordable. The closeness of the neighbouring municipalities of the plateau, such as Bois-Guillaume and Mont-Saint-Aignan, completes the offer of services and schools.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).