The average price per m² in Ermont is 3 691 €/m² for an apartment, based on actual notarised (DVF) sales. About 148 transactions are recorded each year.
Mood illustration of Ermont, in the Montmorency valley in the Val-d'Oise.
The average price recorded in Ermont stands at 3 691 €/m². That average covers a stock where the apartment dominates, at around 70 % of dwellings according to INSEE, the French national statistics institute, with a notable share of social housing and blocks built for the most part after the war, as the town moved from a railway workers' borough to a residential municipality. The detached housing fabric, inherited from the estates of the early 20th century, remains present over a good part of the territory: the average price recorded on houses and villas comes out at 4 698 €/m². Closeness to a station, the condition of the property and its year of construction explain most of the gaps. The figures come from the DVF database, which records the transactions actually registered before notaries.
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 Ermont market comes first of all from its residential function and its transport service. Some twenty minutes from Paris by rail, the town captures demand from working people and families who cannot afford to live in the capital or in the neighbouring municipalities of the Hauts-de-Seine, which are markedly more expensive. That sustained demand bears above all on the apartment close to the stations and on the detached house, two segments that do not behave in the same way. The already high density of the municipality, one of the highest in the Val-d'Oise, leaves little land available and limits new construction.
Supply therefore remains constrained and most transactions involve existing property. The energy performance of the post-war blocks has become a bargaining factor, in particular on the worst-rated dwellings. On the scale of the Montmorency valley, Ermont sits in the upper middle of the municipalities of the western Val-d'Oise, above neighbours such as Franconville or Argenteuil, but far from the levels reached on the other side of the Seine. Closeness to a station, the storey and the condition of the property remain the criteria that most clearly separate prices.
A residential municipality well connected to Paris, Ermont sits a notch above its immediate neighbours in the western Val-d'Oise, while remaining markedly below the municipalities of the Hauts-de-Seine closer to the capital.
The site has been inhabited since antiquity: Ermont grew along the chaussée Jules César, the old Roman road linking Paris to Normandy, on a slope of the Montmorency valley. In the Middle Ages, the village gathered around its church and lived mainly from the vine and market gardening, like most of the municipalities on the hillside. A parish raised to the status of municipality in 1789, Ermont long remained a modest rural borough, dominated by vine growing until its decline in the 18th century.
The arrival of the railway in the 19th century upset the trajectory of the municipality. The first station in the valley opened in 1846, and the growth of the rail network made Ermont an important junction north of Paris. The town filled with railway employees and workers: from a village of vine growers and market gardeners, it became a town of railwaymen. After the Second World War, the population, still 9 325 inhabitants, rose sharply as housing was built, to exceed 29 000 inhabitants today on a territory of only 4,16 km², one of the highest densities in the Val-d'Oise.
Ermont keeps little old built heritage, but has a rare piece of 20th century architecture: the pavilion of the Club des Espérances, designed by the engineer and designer Jean Prouvé, now listed as a historic monument. The municipality is part of the Val Parisis inter-municipal authority and remains, through its position and its stations, a residential gateway to the Montmorency valley for people working in Paris.
According to INSEE, Ermont has around 29 489 inhabitants over an area of only 4,16 km², a density close to 7 100 per square kilometre, far above the departmental average. The stock is mainly in blocks of flats, with nearly 70 % apartments and a significant share of social housing, the rest being made up of suburban detached houses. Two buyer profiles meet here. On one side, first-time buyers and young working households, often turned towards Paris and drawn by the short journey times from the town's stations. On the other, settled families looking for a house in the valley, rarer and more expensive than the apartment, in a quiet but well-connected residential sector.
The average price recorded is 3 691 €/m², calculated from the transactions registered before notaries and published in the DVF database. It is a municipal average, blending the apartment close to the stations and the valley detached house. The average price recorded on houses and villas reaches 4 698 €/m². The distance to a station, the storey, the aspect and the year of construction explain most of the gaps. A serious valuation is set on comparable sales, not on the average alone.
Ermont is a rail junction in the north of the Paris region. The Ermont-Eaubonne station, shared with the neighbouring municipality, is served by the RER C and by lines H and J of the Transilien, a rare situation in the Île-de-France. It links Paris-Nord in about twenty minutes. The municipality has several stopping points on its territory, which makes closeness to a station decisive in the value of a dwelling: a property a few minutes' walk from a platform sells better than one further out.
The stock is first of all in blocks of flats: apartments account for around 70 % of dwellings according to INSEE, including a notable share of social housing, in blocks built above all after the war. Houses, inherited from the detached housing estates of the early 20th century, are rarer and are concentrated in the residential sectors of the municipality. The price gap per square metre between flats and houses is real, which makes the valuation of a detached house more dependent on its condition, its plot and its location than on the town's average.
Ermont lies about 15 kilometres north-west of Paris, on the slope of the Montmorency valley. The Ermont-Eaubonne station is a little more than 14 kilometres from Paris-Nord, reached in about twenty minutes by the Transilien. That closeness, combined with prices lower than those of the neighbouring municipalities of the Hauts-de-Seine, explains the appeal of the town for people who work in the capital and are looking for a better-sized home.
As everywhere, a sale means gathering the compulsory surveys, including the energy performance certificate, which weighs more and more in negotiation on a stock of older blocks. For an apartment, the co-ownership documents and the level of service charges are examined closely by buyers. Letting a property as tourist furnished accommodation may also be regulated by the municipality, and the tax rules applying to a second home are worth checking before selling or buying.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).