The average price per m² in Les Lilas is 6 603 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 8 893 €/m². About 189 transactions are recorded each year.
Mood illustration of Les Lilas, at the gates of eastern Paris.
The average price recorded in Les Lilas stands at 6 603 €/m², and the house segment comes out at 8 893 €/m². That average covers a stock that is almost entirely made of flats: according to INSEE, the French national statistics institute, 89,2 % of dwellings are apartments, on a territory of 1,26 square kilometres only. Internal gaps come above all from the distance to the two stations of Line 11, from the period of building, older blocks along the rue de Paris and estates from the 1960s and 1970s elsewhere, and from the presence of a parking space. The figures come from the DVF database, which records the transactions actually registered before notaries.
House : 8 893 €/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 first driver of the market is transport. The terminus of Line 11 for close to ninety years, the municipality became in June 2024 a through station on a line extended to Rosny-Bois-Perrier, with a second station, Serge Gainsbourg. The porte des Lilas, for its part, combines Line 3 bis, the T3b tram and a junction of the ring road. On 1,26 square kilometres and 23 843 inhabitants, the density exceeds 18 900 inhabitants per square kilometre: rental demand is continuous and fed by households priced out of the neighbouring arrondissements of north-eastern Paris.
The second driver is the constraint bearing on supply. The territory is entirely built up, wedged between the boulevard périphérique and Romainville, and the subsoil undermined by the former gypsum quarries limits the scope for building, governed since July 2023 by a plan for the prevention of ground movement risks. Activity therefore shifts towards renovation of the existing stock and towards small-scale operations. According to INSEE, vacancy remains moderate, at 6,9 % of dwellings, the sign of a stock with little availability in a municipality that belongs to the Est Ensemble territorial public authority.
Les Lilas sits above Pantin and Montreuil, its immediate neighbours in eastern Paris. The gap runs the other way with Vincennes, on the other side of the wood.
The municipality was born of a late decision: on 24 July 1867, Les Lilas was created from land detached from Romainville, from Pantin and from Bagnolet. The core came from Romainville, around 77 hectares, with the star-shaped layout of the streets that radiate around the present place du Général-de-Gaulle. The name refers to the lilacs that adorned the open-air cafes of the bois de Romainville, also called bois des Bouleaux, where Parisians from the east came to dance from the 1820s, before clearing began around 1830. Other names had been considered, among them Napoléon-le-Bois. The municipal motto, J'étais fleur, je suis cité, keeps the trace of that origin.
Even before the municipality was born, the army had built on the plateau the fort de Romainville, put up from 1844 to 1850 in the ring of forts meant to protect Paris. The work now stands on the territory of Les Lilas. From 1940 to 1944, the German occupier set up an internment camp there, through which several thousand detainees passed, among them women deported to Auschwitz in January 1943. The subsoil carries the other mark of the 19th century: the gypsum quarries worked at Pantin, at Les Lilas and at Le Pré-Saint-Gervais to feed the plaster works. The young municipality equipped itself between 1903 and 1905 with a town hall and an assembly hall designed by Léopold Bévière.
The metro then fixed the geography of the town. Line 11, inaugurated in 1935 between Châtelet and Porte des Lilas, was extended on 17 February 1937 to Mairie des Lilas, which remained its terminus for close to ninety years. The building of the boulevard périphérique then cut the municipality off from Paris, until the partial covering of the road at the porte des Lilas and the opening, in July 2010, of the jardin Serge-Gainsbourg, 1,4 hectares laid out in part above the ring road. The T3b tram has served that gate since 15 December 2012. The assembly hall became in 1995 the théâtre du Garde-Chasse, with 318 seats, after restoration of its Belle Époque decor.
Les Lilas has 23 843 inhabitants on 1,26 square kilometres, a density close to 18 900 inhabitants per square kilometre. According to INSEE, the municipality totals 11 969 dwellings, of which 91,2 % are main residences and 1,9 % second or occasional homes: the market is that of a town lived in year-round, with no holiday dimension. Apartments account for 89,2 % of the stock and houses for 9,5 %, the reserve of detached housing being limited to a few streets. Still according to INSEE, 58,2 % of households are tenants and 39,8 % owners, the social housing stock accommodating 27 % of main residences. Buyers are above all Paris households and first-time buyers from the eastern Paris region.
The average price recorded in Les Lilas is 6 603 €/m². It is an average calculated on the sales registered in the DVF database, which records the transactions actually completed before notaries. It brings together studios, family apartments and renovated dwellings on the rue de Paris. The house segment comes out clearly above, at 8 893 €/m², on very small volumes. Your property may depart from that average depending on the storey, the general condition and the distance to the metro.
The best-valued sectors are the centre, around the town hall and the place du Général-de-Gaulle, where the Mairie des Lilas station comes out, along with the quiet streets close to the jardin Serge-Gainsbourg and to the porte des Lilas. The Sentes district has benefited since 2024 from the Serge Gainsbourg station. The blocks of flats of the 1960s and 1970s set along the busy roads remain more affordable, with service charges and a state of repair to examine before signing.
The municipality has two stations on Line 11: Mairie des Lilas, opened on 17 February 1937, and Serge Gainsbourg, brought into service on 13 June 2024 with the extension towards Rosny-Bois-Perrier. The journey to Châtelet takes around fifteen minutes with no change. The porte des Lilas, on the municipal boundary, adds Line 3 bis and the T3b tram since 15 December 2012, along with a full junction of the boulevard périphérique.
Yes, it is a local particularity to check. The plateau is hollowed out by former gypsum quarries worked in the 19th century. A quarry perimeter has existed since the inter-prefectural order of 26 January 1966, and the general inspectorate of quarries is consulted on building permits in those sectors. A plan for the prevention of ground movement risks covering Pantin, Le Pré-Saint-Gervais and Les Lilas was approved on 10 July 2023. Ask for the statement of risks and for the exact situation of the plot.
Flats dominate very largely. According to INSEE, 89,2 % of dwellings are apartments and 9,5 % houses, in a municipality of 1,26 square kilometres where available land is almost nil. The detached houses are concentrated in a few narrow streets inherited from the first parcellings. These properties rarely come to the market and trade above the municipal average, at 8 893 €/m² for the house segment. Allow for a long search if you are aiming at that segment.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).