The average price per m² in Clichy-sous-Bois is 1 995 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 3 381 €/m². About 87 transactions are recorded each year.
Ambience illustration of Clichy-sous-Bois, a town of eastern Paris under renewal, in the Seine-Saint-Denis.
The average price of apartments in Clichy-sous-Bois comes out at 1 995 €/m², based on sales actually registered in the DVF database kept by the notaries. It is one of the lowest levels in the Seine-Saint-Denis and in the inner Paris suburbs, well behind the neighbouring communes with better transport. The house market sits clearly higher, around 3 381 €/m², a marked gap owing to the scarcity of the detached home in a commune where flats largely dominate the stock. That difference between apartment and house is one of the widest in the area. The condition of the home, its energy performance, the state of the block's management and the distance to the new tramway stops all weigh heavily on value from one property to another. These markers drawn from sales signed before notaries give a reliable town-wide base; a precise valuation then rests on comparable sales, examined property by property.
House : 3 381 €/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 Clichy-sous-Bois is carried by local demand from first-time buyers and by the search for low prices within easy reach of Paris. The urban renewal under way for more than a decade is slowly changing the image of the commune, with demolitions, rebuilding and a redevelopment of public spaces. Energy performance has become a major negotiating criterion on a stock of sometimes older managed blocks, where energy-hungry homes are discounted.
The arrival of the tramway and the prospect of future links on the Paris-region network are the main driver of value in the medium term. For a seller, a renovated home, in a sound block and close to a stop, stands out clearly on this market. Conversely, a property in a struggling block or rated as energy-hungry takes longer to find a buyer and sells at an appreciable discount.
Clichy-sous-Bois shows prices clearly below those of its better-served neighbours, such as Livry-Gargan, Le Raincy or Gagny, which enjoy a fabric of detached houses and older stations.
Clichy-sous-Bois occupies a wooded plateau in eastern Paris, some ten kilometres from the capital, on the footprint of the former forest of Bondy, of which fragments survive. The place has an old origin, with a Templar commandery recorded in the 13th century, but the commune long remained a rural town and a wooded holiday spot before tipping into mass urban development.
From the mid-1950s, vast housing estates rose to answer the housing crisis in the Paris region. The Chêne-Pointu block and the neighbouring estates took in thousands of families, but the lack of heavy transport and the difficulties of managing the blocks weakened the commune for a long time. Clichy-sous-Bois was for many years one of the worst-connected towns in the inner suburbs.
The town drew national attention in the autumn of 2005. Since then it has been engaged in a long urban renewal programme, with the demolition and redevelopment of several estates. The arrival of the extended T4 tramway, brought into service in 2019, has at last given the commune a structuring public transport link, a long-awaited turning point for opening it up and for its property market.
Clichy-sous-Bois has close to 29 000 inhabitants and remains a working-class commune of the Seine-Saint-Denis. The market speaks first to households on tight budgets who become owners through an apartment in a managed block, at prices among the most affordable in the inner suburbs. The few houses draw settled families looking for a home with a garden without leaving the area. Urban renewal and the arrival of the tramway are starting to change the profile of buyers, with purchasers drawn by the balance of price and closeness to Paris, in a commune still in full transformation.
The average price of apartments in Clichy-sous-Bois is 1 995 €/m², based on DVF sales completed before notaries. That average covers very different situations depending on the block, the floor level, the condition of the home and its energy performance. Properties in fragile blocks or rated as energy-hungry trade below that value. A reliable valuation rests on recent comparable sales rather than on the town-wide average alone.
In Clichy-sous-Bois, the price of houses is around 3 381 €/m², well above apartments. The stock is overwhelmingly made up of flats inherited from the large estates, which makes the detached house rare and sought after. That scarcity, together with demand from families looking for a garden, explains a gap markedly wider than in most neighbouring communes.
The opening of the extended T4 tramway in 2019 opened up a commune that had long been poorly served. This new link improves access to the stations and employment hubs of eastern Paris, a factor that gradually supports the value of homes near the stops. The effect shows above all on renovated, well-placed properties.
The commune mixes large estates under renewal, such as the Chêne-Pointu sector, older districts of detached houses, and wooded edges inherited from the forest of Bondy. Prices vary widely from one sector to another depending on the state of the block's management, closeness to the tramway and the presence of green space. That unevenness makes a case-by-case examination essential.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).