The average price per m² in Le Pré-Saint-Gervais is 6 532 €/m² for an apartment, based on actual notarised (DVF) sales. About 129 transactions are recorded each year.
Mood illustration of Le Pré-Saint-Gervais, a small dense municipality of the Seine-Saint-Denis backing onto Paris.
The average price recorded in Le Pré-Saint-Gervais stands at 6 532 €/m². That average covers a stock that is almost entirely made up of flats: according to INSEE, the French national statistics institute, close to 89 % of the dwellings of the municipality are apartments. It mixes tenement blocks of the early 20th century, residential schemes built after the war and the low houses of the 1930s cité-jardin. The few detached houses, which make up only a small share of the built fabric, trade at a higher level, around 9 483 €/m², which reflects first of all their scarcity on a territory of less than one square kilometre. These 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 Le Pré-Saint-Gervais market rests on its inner-suburb position, in direct contact with Paris and the north-eastern gates of the city. The municipality captures spillover demand: households aiming at the capital without the means for it, who find here a better-sized apartment a few metro stops away. The scarcity of land, on one of the smallest and densest territories in France, keeps up continuous pressure on family apartments and on properties close to transport.
New supply remains very limited, for want of available space: most transactions concern older stock, including a share of dwellings from the 1930s to the 1970s. As everywhere in Île-de-France, energy performance has established itself as a criterion in negotiations, in particular on older buildings, where a poor survey now weighs on the price. The closeness of municipalities such as Les Lilas or Pantin places Le Pré-Saint-Gervais in the middle band of the market of the north-eastern inner suburbs, between the Paris level and that of towns further out.
Hemmed in between Paris, Pantin and Les Lilas, Le Pré-Saint-Gervais sits at roughly the level of Les Lilas, a notch above Pantin, and clearly above Romainville, which is further from the capital.
The name of the municipality recalls the damp meadows that once bordered Paris. Until the 18th century, the place depended in part on the abbey of Saint-Denis and remained given over to market gardening and vines. Its particular feature lies in a network of springs laid out from the 12th century: the waters caught under the hill fed Paris through aqueducts, and this medieval water heritage, partly preserved, remains one of the oldest in the region.
Le Pré-Saint-Gervais entered political history on 25 May 1913. On that day, a pacifist gathering against the law raising military service to three years brought a considerable crowd together on the territory of the municipality. Jean Jaurès gave there one of his most widely discussed speeches against the march to war. The episode, kept in the working-class memory of the north-eastern suburbs, is recalled today on site and in the names of several places in the sector.
Urbanisation sped up with industrialisation and the arrival of the metro. The cité-jardin, built at the beginning of the 1930s on the spoil from the works of Line 7 bis, illustrates the ambition to house working families decently in an airy setting, against the grain of the density around it. The municipality has since combined a tight faubourg fabric, this remarkable social heritage and an inner-suburb position that places it a few minutes from the gates of Paris.
According to INSEE, Le Pré-Saint-Gervais has 16 993 inhabitants on a territory of about 0,7 km², which makes it one of the most densely populated municipalities in France, with in the order of 24 000 inhabitants per square kilometre. The stock is almost exclusively made up of flats: close to 89 % of dwellings are apartments, and detached houses remain the exception. There are older buildings of the old centre as well as more recent residential schemes and the social housing of the cité-jardin. Buyers are above all Paris-region households looking for an apartment at the gates of Paris: first-time buyers, young couples and families drawn by the closeness of the capital and by a setting more affordable than the neighbouring arrondissements.
The municipal average comes out at 6 532 €/m², calculated from the sales registered before notaries and published in the DVF database. That figure aggregates very different properties, from the older studio in the centre to the renovated family apartment. The address, the storey, the presence of a lift, the year of construction and the energy rating explain most of the gaps. For your property, a valuation based on comparable sales will always be more accurate than the average alone.
The municipality is tiny, but its built fabric is not uniform. The old centre, around the town hall and the shopping streets, concentrates the older buildings and the activity. The cité-jardin of the 1930s forms a separate ensemble, with its low houses and its lanes. The fringes that touch Pantin and Les Lilas mix more recent residential schemes and social housing. These settings do not all sell at the same level.
The municipality touches Paris to the west and benefits from several accesses without having a station on its own soil. The terminus of Line 7 bis of the metro bears its name, the Porte des Lilas station serves Line 11, and the Hoche and Église de Pantin stations on Line 5 are a few minutes' walk away. Central Paris is thus reached in about fifteen minutes. Many bus lines complete the links towards the neighbouring municipalities.
It is possible but rare. Houses account for only a small share of the stock, most of the built fabric being flats. They are found above all in the cité-jardin and in a few streets of the centre. Their price sits clearly above that of flats, around 9 483 €/m², owing to their scarcity on an already heavily built territory. As sale references are few, the valuation of a house depends above all on its condition, its plot and its aspect.
As across the métropole du Grand Paris, letting a furnished tourist rental is regulated and requires a declaration at the town hall. The high density of building also means looking closely at the co-ownership: the condition of the block, the works voted through, the presence or absence of a lift. Finally, the taxation that applies to second homes deserves to be anticipated according to your plans. These points can be checked in the co-ownership and planning documents before any commitment.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).