The average price per m² in Les Pavillons-sous-Bois is 3 075 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 4 298 €/m². About 138 transactions are recorded each year.
Mood illustration of Les Pavillons-sous-Bois, between the canal de l'Ourcq and its suburban districts, in the Seine-Saint-Denis.
The average price recorded in Les Pavillons-sous-Bois stands at 3 075 €/m². That average brings together a stock split between small blocks of flats, often lined up along the main roads and near the tram stops, and a suburban fabric inherited from the building estates of the early 20th century. Houses, very present in the south of the municipality, trade at a higher level, of the order of 4 298 €/m², a gap that reflects the local attachment to detached housing and the small amount of land still available. These values rest on the DVF database, which records the sales actually signed before notaries, and not on simple listings.
House : 4 298 €/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 Les Pavillons-sous-Bois market benefits from its position in the inner north-eastern ring, some ten kilometres from Paris and on the route of the T4 tramway. The municipality captures demand from households looking for more floor space than in Paris without moving too far away, with a population rising since 2017. Pressure is concentrated on two segments: well-placed family apartments and the detached houses of the south, whose supply remains limited by the small size of the territory and by the council's wish to preserve the fabric of houses.
On the supply side, new schemes are located above all in the north, near the canal and the main roads, while the suburban stock changes slowly, at the pace of rare resales. As everywhere in Île-de-France, the energy performance certificate has established itself as a criterion of negotiation, in particular on older houses and poorly insulated small blocks. Renovated properties close to a tram stop sell more quickly, while energy-hungry dwellings call for longer timescales and wider room for discussion.
Set against its neighbours of the inner ring, the municipality sits in the middle of its part of the Seine-Saint-Denis: above Bondy, close to Livry-Gargan with which it shares the T4 tramway, and below Villemomble, another suburban stronghold of the sector.
The town owes its name to the gate lodges built around 1770 at the entrance to the estate of Le Raincy. The territory was then only a marshy fringe of the forest of Bondy, long thought unsafe. The breaking up of the estate into building plots from the middle of the 19th century gradually turned the sector into a residential suburb, and the municipality was created on 3 January 1905 by separation from Bondy, with a little more than two thousand inhabitants.
The canal de l'Ourcq, which crosses the municipality, shaped its growth. It drew craftsmen, industrialists and Parisians of modest means in search of cheap land, served by the port de la Poudrette. Around that corridor of water and work, the population went from a few thousand inhabitants before the First World War to several tens of thousands today. Every summer, the banks take on again a role as a promenade with the events of L'Été du Canal.
Alongside Le Raincy and Villemomble, Les Pavillons-sous-Bois forms one of the most markedly suburban sectors of the department. The town council has made the preservation of that landscape of houses and gardens one of the lines of its local planning scheme. The opening of the T4 tramway in November 2006, along the route of the former ligne des Coquetiers, brought the municipality closer to Bondy and to Aulnay-sous-Bois and redrew everyday habits.
The municipality has 25 804 inhabitants, a population that has grown by around 7,7 % since 2017. On a compact territory of 2,92 km², the built fabric sets two moods against each other: to the north, along the canal and the main roads, small blocks of flats and former industrial sites converted to other uses; to the south, a grid of quiet suburban streets inherited from the original building estates. Buyers are above all Paris-region households, first-time buyers looking for a well-served first apartment, and families drawn by a suburban house close to Paris. The coexistence of those two markets, the affordable apartment and the sought-after detached house, defines the property identity of the town.
The municipal average stands at 3 075 €/m², drawn from the sales registered before notaries and published in the DVF database. That figure covers very different realities, from the older studio to the family house with a garden. The address, the condition of the property, the storey, closeness to a tram stop and energy performance explain most of the price gaps. For your property, a valuation based on comparable sales will always be fairer than the town average alone.
The municipality reads from north to south. Along the canal de l'Ourcq and the main boulevards stand blocks of flats and former industrial sites converted to other uses. Going down towards the south, the fabric becomes suburban, with quiet residential streets protected by the local planning scheme. The surroundings of the two T4 tram stops form a third landmark, valued for quick access to transport. These moods do not sell at the same level.
The town is served by two stops on the T4 tramway, which links Bondy to Aulnay-sous-Bois and to the hospital of Montfermeil along the route of the former ligne des Coquetiers. The T4 gives access to the RER E at Bondy and to the RER B at Aulnay-sous-Bois, to reach Paris in around twenty minutes. Several bus routes complete the local network. That good service weighs in buyers' decisions, in particular near the tram stops.
The two markets sit side by side. The apartment, more affordable, dominates near the main roads and the tram stops, while the house remains the emblematic property of the southern districts. Detached houses trade markedly higher, at around 4 298 €/m², because land is scarce and detached housing much in demand. The choice depends on your budget, on your need for outdoor space and on your resale horizon, each segment having its own dynamic.
The local planning scheme protects the suburban character of part of the municipality: building heights, footprints and fences are regulated there, a point to check before any plan to extend or to subdivide. The surroundings of the canal de l'Ourcq may be subject to constraints linked to water, to be looked up in the planning documents and in the statement of risks. Lastly, letting a furnished tourist rental requires a declaration at the town hall, as in the rest of the Paris metropolitan area.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).