The average price per m² in Livry-Gargan is 3 080 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 4 063 €/m². About 269 transactions are recorded each year.
Mood illustration of the suburban districts of Livry-Gargan.
The average price recorded in Livry-Gargan stands at 3 080 €/m². That average covers a stock unusual for the Seine-Saint-Denis, where houses account for more than a third of dwellings: the municipality was built by successive building estates, without towers or post-war housing estates. Internal gaps come mainly from the distance to the stops of the T4 tram-train and to the Sevran-Livry station, and from the split between the five districts, from the centre to the Poudrerie. Houses, for their part, trade at around 4 063 €/m². These figures come from DVF data, that is the transactions actually registered before notaries.
House : 4 063 €/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 Livry-Gargan market rests first of all on its stock of houses, which accounts for more than a third of dwellings according to INSEE. That configuration attracts Paris-region families who can no longer find an affordable detached house in the western inner ring, and it also limits the density of supply: each house sale involves a unique property, with its own plot and its own condition. With 47 228 inhabitants on a territory already largely built up, the municipality has little free land. Transactions are therefore concentrated on resale, older apartments on one side, the detached houses of the 20th century building estates on the other.
The second driver is the gradual improvement of transport. The entry into service of the T4 branch towards Clichy-Montfermeil, between December 2019 and August 2020, made the internal network denser, and the announced arrival of Line 16 of the Grand Paris Express at Sevran-Livry in 2027 puts the north of the municipality within direct reach of an automatic metro. The green setting also plays a part: the parc forestier de la Poudrerie, on the north-eastern edge, and the municipal parks weigh in the choices of buyers. A few new schemes complete the supply, without changing the dominance of detached housing.
Livry-Gargan sits in the lower range of its sector, below its neighbours Aulnay-sous-Bois and Rosny-sous-Bois. The gap becomes very marked with Montreuil, a municipality bordering Paris whose levels are on a different scale altogether.
The name Livry comes from Libériacum, a Gallo-Roman estate set up near the present route nationale 3 and attached to an owner named Libérius. In the 12th century, the de Garlande family settled on land cleared at the edge of the forest and built a castle near the chapel of Notre-Dame-des-Brûlis. In 1186, Guillaume IV de Garlande founded the abbey of Livry, which became the defining event of local history. Christophe de Coulanges took possession of it in 1624: his niece, the marquise de Sévigné, stayed there regularly in the 17th century and mentioned its park in her letters. The abbey was pulled down in the 1960s, and the lac de Sévigné remains one of its rare traces.
The shift towards the town of today dates from the Second Empire. In 1860, the industrialist Louis-Xavier Gargan settled in the municipality and set up two works there, a sawmill and a match factory. He is also known for having developed the tank wagon used during the cutting of the Suez Canal. The opening, in 1875, of the railway line from Bondy to Aulnay-sous-Bois, known as the ligne des Coquetiers, brought the town within reach of Paris and set off the breaking up of the former estates into building plots. Parisians bought plots there and had detached houses built on them. In 1912, the municipality officially adopted the name Livry-Gargan to set itself apart from the other places called Livry in France.
The 20th century was that of suburban growth. The population went from around 4 000 inhabitants in 1900 to more than 21 000 in 1931, carried by building estates sold in small plots to workers and employees coming from Paris. The municipality sheltered resistance networks during the Second World War and was liberated on 27 August 1944 by American troops. Urbanisation then continued without going through the post-war housing estates that mark the rest of the department. The ligne des Coquetiers, turned into a tram-train, reopened on 20 November 2006 under the name T4, and the branch towards Clichy-Montfermeil entered service between December 2019 and August 2020.
Livry-Gargan has 47 228 inhabitants. According to INSEE, the French national statistics institute, the municipality counts around 20 575 dwellings, of which 91,5 % are main residences and only 1,3 % second homes: people live here year-round. The stock is split between 62,6 % apartments and 36,8 % houses, a proportion of detached housing that is rare in the Seine-Saint-Denis. Again according to INSEE, 52,5 % of households own their home against 45,0 % tenants, which reflects a fairly stable main-residence market. Buyers are above all Paris-region families in search of a house with a garden some fifteen kilometres from Paris, and first-time buyers on the apartments close to the tramway.
The average price recorded in Livry-Gargan is 3 080 €/m². It is an average calculated on the sales registered in the DVF database, which lists the transactions actually completed before notaries. It mixes studios, family apartments and a large share of detached houses. Your property may depart markedly from it depending on the size of the plot, the general condition, the aspect or closeness to a T4 stop.
Yes, and the gap is clear: houses trade at around 4 063 €/m², against 3 080 €/m² for the market as a whole. As the municipality was built by building estates, the supply of detached houses is more plentiful there than elsewhere in the Seine-Saint-Denis, but demand from families remains steady. The size of the plot, often the first criterion of value, explains a large part of the gaps between two neighbouring houses.
The municipality is divided into five districts: Gargan, Centre, Jacob, Poudrerie and Danton. The centre attracts for its shops and its closeness to the T4 stops, while the surroundings of the parc forestier de la Poudrerie and the suburban streets of the Jacob and Gargan sectors appeal to families for their quiet and their greenery. Properties along the route nationale 3, more exposed to noise, sit behind.
The municipality is crossed by the T4 tram-train, with four stops on its territory, among them Gargan and L'Abbaye. The T4 links Bondy, where you can take the RER E, and Aulnay-sous-Bois. The Sevran-Livry station, on the RER B, is reachable from the north of the town. Several bus routes complete the service, and the route nationale 3 and then the A3 motorway lead to the porte de Bagnolet by car.
Line 16 of the Grand Paris Express will serve the Sevran-Livry station, set on the boundary between Sevran and Livry-Gargan, with a direct interchange with the RER B. Entry into service is announced for 2027 by the Société des grands projets. The northern sectors of the municipality, the closest to that station, are the ones whose accessibility will change the most. No stop on Line 16 is planned in the heart of the town.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).