The average price per m² in L'Haÿ-les-Roses is 4 141 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 6 283 €/m². About 175 transactions are recorded each year.
Mood illustration of L'Haÿ-les-Roses, a municipality of the Val-de-Marne at the southern gates of Paris.
The average price recorded in L'Haÿ-les-Roses stands at 4 141 €/m². That average covers a stock overwhelmingly made up of flats: according to INSEE, the French national statistics institute, apartments account for 71,7 % of dwellings and houses for 25,6 %, out of a total of around 14 000 dwellings, of which 91,7 % are main residences. The small inner-suburb detached house and the recent block do not sell at the same level, and the supply of houses, which is rarer, comes out higher: the average price recorded on houses and villas reaches 6 283 €/m². Closeness to the metro, the year of construction and the energy rating widen the gaps. The figures come from the DVF database, which records sales actually registered before notaries.
House : 6 283 €/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 L'Haÿ-les-Roses market is that of an inner-suburb municipality, carried by the immediate closeness of Paris and by the strengthening of its transport service. The opening, in June 2024, of a station on Line 14 towards Orly brought the town closer to the centre of the capital and placed it in the dynamic of the Grand Paris Express, in the same way as its neighbours Villejuif and Le Kremlin-Bicêtre. That steady demand bears on a constrained stock: the population holds at around 31 200 inhabitants and available land is scarce, which limits new supply to a few urban renewal schemes.
Internal gaps now structure the market. A recent apartment close to the station and an older detached house in the rose garden neighbourhoods do not follow the same curve, and energy performance weighs more and more in negotiations, in particular on prewar buildings. As sub-prefecture of the Val-de-Marne, the town also keeps an administrative function and a fabric of local services and jobs that steady the demand for main residences, which is the majority here. For a seller, the point is to place the property within that contrasted landscape rather than to rely on the average.
At the southern gates of Paris, L'Haÿ-les-Roses sits below its most sought-after neighbours such as Bourg-la-Reine and Cachan, but above Fresnes. The gap owes to location, to the transport service and to the weight of flats in each municipality.
The place is an old one: it appears in the form Laiacum, the name of a Gallo-Roman estate, and a charter of Charlemagne dated 798 confirms the rights of the church of Paris over these lands. The village developed in the Middle Ages along the rue des Tournelles, on the road linking Paris to Orléans, and the kings of France stopped there on their journeys. Long known simply as Lay or L'Haÿ, the settlement remained rural and market-gardening until the 19th century, turned towards supplying the neighbouring capital.
The turning point came with the rose. In 1892, Jules Gravereaux, one of the founders of Le Bon Marché, bought a property in L'Haÿ and laid out, between 1892 and 1894, with the landscape designer Édouard André, a garden entirely devoted to roses, presented as the first rose garden in the world dedicated exclusively to that flower. The success of the place led the municipality to ask for a change of name: a decree of 10 May 1914 turned L'Haÿ into the municipality of L'Haÿ-les-Roses, in tribute to that garden. Now the Roseraie du Val-de-Marne, the collection today holds more than 13 000 rose bushes and some 3 200 species and varieties.
In the 20th century, the municipality moved into the dense suburbs of Paris. The administrative reorganisation of 1964 detached it from the Seine department to attach it to the new Val-de-Marne, and it became a sub-prefecture, the seat of an arrondissement, in 1972. The built fabric followed that movement: to the detached-housing neighbourhoods inherited from the first half of the century were added blocks of flats and, more recently, new-build schemes, for a population that now approaches 31 200 inhabitants.
According to INSEE, the French national statistics institute, L'Haÿ-les-Roses has around 31 200 inhabitants for close to 14 000 dwellings, of which 91,7 % are main residences: the market here is that of a municipality lived in year-round, not of a holiday town. Apartments account for 71,7 % of the stock and houses for 25,6 %, and among households in main residences slightly fewer than half are owners, a rate of around 47 %, slightly down. Two buyer profiles meet here. On one side, households and families looking for an apartment well connected to Paris, often people working in the capital or in the neighbouring hubs of Le Kremlin-Bicêtre and Villejuif. On the other, house buyers drawn to the streets of detached homes close to the rose garden, a narrower and more contested segment.
The average price recorded is 4 141 €/m², calculated from the transactions registered before notaries and published in the DVF database. It is a municipality-wide average, which blends the inner-suburb apartment and the older detached house. The average price recorded on houses and villas comes out higher, at 6 283 €/m². Closeness to a metro station, the year of construction, the storey and the energy rating explain most of the gaps. A reliable valuation is set on recent comparable sales, not on the average alone.
The southern extension of Line 14 towards Orly airport, as part of the Grand Paris Express, opened on 24 June 2024 a station named L'Haÿ-les-Roses, set towards the boundary with Chevilly-Larue. The municipality thus moves from a bus and tram service to a direct and fast link with the centre of Paris. That access weighs on the market: properties close to the station and to the transport lines gain in appeal, which widens price gaps from one sector to another.
The municipality is served by Line 14 of the metro, fully automatic, which links directly to the centre of Paris and to Orly airport. Tram T7 runs nearby, towards the domaine Chérioux, and several RATP bus lines as well as the local network complete the service. By car, the former route nationale 20, now the D920, and the closeness of the A6 link the town to Paris and to the southern suburbs. That accessibility is a central argument for buyers.
Supply is unbalanced. According to INSEE, houses account for only 25,6 % of dwellings, against 71,7 % apartments. They are concentrated in the detached-housing neighbourhoods, notably around the rose garden, in the form of houses of the first half of the 20th century with varying floor areas and plots. Sale references there are fewer and the price per square metre of houses is clearly above the municipal average, which makes their valuation more dependent on condition, plot and location than on overall statistics.
As everywhere, a sale requires an up-to-date set of surveys, including the energy performance certificate, which has become a frequent point of negotiation on older buildings. Since the municipality is very largely occupied as a main residence, the question of second homes is marginal, but letting a furnished tourist rental remains subject to a declaration at the town hall. For a buy-to-let investment, it is better to anticipate the applicable tax treatment before buying rather than to discover it afterwards.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).