The average price per m² in Épinay-sur-Seine is 2 883 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 4 035 €/m². About 244 transactions are recorded each year.
Mood illustration of the banks of the Seine in Épinay-sur-Seine.
The average price recorded in Épinay-sur-Seine stands at 2 883 €/m², and the house segment comes out at 4 035 €/m². That average covers a housing stock overwhelmingly made up of flats, where the post-war housing estates of the 1960s and 1970s at Orgemont, La Source and Les Presles weigh heavily in the volumes traded. Internal gaps are marked: the detached houses of Le Cygne d'Enghien, of the Blumenthal garden city and of the streets close to the riverbanks sit above the flats of the town centre and the sectors under renewal. This figure comes from the DVF database, which records the transactions actually registered before notaries.
House : 4 035 €/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 Épinay-sur-Seine market rests first of all on a price-to-access ratio. With 52 833 inhabitants and a density close to 11 500 per square kilometre, the municipality concentrates strong rental demand and a steady flow of first-time buyers priced out of the more expensive towns of the Seine loop. Services have improved sharply in three years, with the T8 tram in December 2014 then the T11 tram-train in July 2017, which links the town's two stations to Le Bourget without going through Paris. The Saint-Denis Pleyel hub, opened on Line 14 in June 2024, is a few minutes away via the T8 then the metro.
The second driver is the transformation of the built fabric. The very dense town centre and the large estates of Orgemont, La Source and Les Presles are covered by an urban renewal programme agreed with ANRU, which is gradually replacing part of the social housing stock with new homes, both for sale and for rent. These completions create a price segment distinct from the older flats and blur the reading of a municipal average. In parallel, the banks of the Seine, classified as a natural zone under the local planning scheme, remain unbuildable and limit new supply along the river frontage.
Épinay-sur-Seine sits in the lower range of its sector, below the level of Argenteuil, its neighbour in the Val-d'Oise. The gap becomes very wide with Saint-Ouen-sur-Seine and Asnières-sur-Seine, which are nonetheless less than five kilometres away.
The name Épinay comes from the Latin spinetum, the place planted with thorns. The village appears in the form Spinogelum in 638 under the pen of the chronicler Fredegar, and Dagobert I is said to have left the land to the abbey of Saint-Denis. In the 12th century, the inhabitants lived off the port on the Seine, market gardening and the vine. In 1741 the seigneury was bought by Louis Denis Lalive de Bellegarde and the church was completed in 1743. In the 18th century, Madame d'Épinay received Rousseau, Diderot and Grimm on her estates. On 7 August 1850, the creation of Enghien-les-Bains took the southern shores of the lake away from the municipality.
The 19th century tipped Épinay into the industrial era. The municipality was the scene of the combat d'Épinay on 30 November 1870, commemorated at the carrefour des Mobiles, then endured the Prussian occupation of the following winter. The Grande Ceinture line came into service at Épinay in 1882 and the town then had two stations, served by passenger traffic until 15 July 1939. The Enghien-Trinité tramway ran from 26 September 1900 to 25 March 1935. Cinema settled in for the long term: the Éclair laboratories, founded in 1907 by Charles Jourjon and Ambroise-François Parnaland, opened studios in 1913, joined in the 1930s by the Tobis studios.
The post-war years changed the shape of the town. Attached to the Seine department until the law of 10 July 1964, Épinay joined the Seine-Saint-Denis on 1 January 1968. In the 1960s and 1970s, the large estates of Orgemont, La Source and Les Presles rose from the ground and today house the majority of the inhabitants. They sit alongside an older fabric of detached houses and garden cities, including the one built by the merchant Willy Blumenthal in the 1910s and 1920s, with three hundred millstone houses. The town centre, very dense, has since been the subject of a restructuring scheme agreed with ANRU, the national urban renewal agency, and the town has seven administrative districts.
Épinay-sur-Seine has 52 833 inhabitants. According to INSEE, the French national statistics institute, the municipal stock comes to around 21 800 dwellings, of which 92,9 % are main residences: this is the market of a town lived in year-round, with no second-home dimension. Apartments account for 83,0 % of the stock and houses for 15,1 %, a higher share of detached housing than in many neighbouring municipalities. Again according to INSEE, tenants make up 64,8 % of households and owners 33,9 %, with the social housing stock alone accommodating 37,2 % of occupants. Buyers are mainly first-time buyers from the northern Paris region and families looking for affordable floor space in the immediate vicinity of Paris.
The average price recorded in Épinay-sur-Seine is 2 883 €/m². It is an average calculated on the sales registered in the DVF database, which records the transactions actually completed before notaries. It blends studios, family apartments in the large estates and detached houses. Your property may depart markedly from it depending on the district, the condition, the storey, and the presence of a lift, a balcony or a parking space.
The Cygne d'Enghien sector, on the edge of Enghien-les-Bains and its lake, and the Blumenthal garden city, on the edge of Villetaneuse, form the two most expensive pockets of the municipality: detached houses, quiet and low density. The residential streets running along the banks of the Seine, spared any through traffic, also sit above the average. Conversely, Orgemont and the large estates of La Source and Les Presles remain the most affordable sectors.
The municipality has two hubs. To the west, the Épinay-sur-Seine station brings together the RER C and the T8 and T11 trams. To the east, the Épinay - Villetaneuse station gives access to the Transilien H and the T11. The T8, in service since 16 December 2014, links Orgemont to Saint-Denis - Porte de Paris and to metro Line 13. The T11, opened on 11 July 2017, reaches Le Bourget without going through Paris.
Both markets coexist, which is fairly rare in the northern inner suburbs. According to INSEE, 83,0 % of dwellings are apartments and 15,1 % houses, a reserve of detached housing concentrated in the garden cities, Le Cygne d'Enghien and the streets close to the Seine. The house segment trades at 4 035 €/m², a clear gap with flats. Detached properties go quickly and often call for a patient search.
Yes, it is worth looking at before signing. The town centre, built up between the 1960s and the 1980s, is the subject of a restructuring scheme agreed with ANRU, which has already brought demolitions and new construction. Three districts are listed as priority areas under urban policy: Centre-ville, La Source-Les Presles and Orgemont. Find out about the timetable of works and the state of the building you are targeting, two things that weigh on value.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).