The average price per m² in Neuilly-sur-Marne is 3 079 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 4 115 €/m². About 172 transactions are recorded each year.
Mood illustration of Neuilly-sur-Marne, on the banks of the Marne east of Paris.
The average price recorded in Neuilly-sur-Marne stands at 3 079 €/m². That average rests first of all on a stock dominated by flats: according to INSEE, the French national statistics institute, 82,0 % of the dwellings in the municipality are apartments, against 17,7 % houses. It blends older blocks in the centre, post-war housing estates of the 1960-1970 years and the new homes built in the Maison-Blanche eco-district. Houses, which are rarer, come out at a higher level: the average price recorded on houses and villas reaches 4 115 €/m², roughly a third more than flats. The position relative to the Marne, the year of construction and the energy performance explain most of the gaps. The figures come from the DVF database, which records the transactions actually registered before notaries.
House : 4 115 €/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 local market is carried by demographic growth that is rare in Île-de-France: the population gained close to 14 % between 2017 and 2023 according to INSEE, under the effect of the Maison-Blanche eco-district and of the new schemes of the ZAC de l'Est-Nocéen. That momentum draws first-time buyers and families priced out of Paris and of the more sought-after riverside municipalities, which supports demand on a stock made up largely of flats. The coexistence of affordable older housing and of newer homes with better energy ratings creates two market segments at distinct price levels.
New supply remains concentrated on the large redeveloped grounds of the former hospitals, which gives the town a land reserve that few neighbouring municipalities hold. The prospect of Line 16 of the Grand Paris Express, with two stations planned within the municipality, is a lever for value in the medium term, but its postponed timetable calls for caution: it is better to value a property on today's market than on a service that is still uncertain. Energy performance weighs more and more in negotiations, in particular on the older blocks of flats.
On the north bank of the Marne, Neuilly-sur-Marne is among the more affordable municipalities of this sector of the east of the Paris region. It stays clearly below the most sought-after riverside towns, and comes close to the level of Livry-Gargan, a little away from the river.
The site was occupied from Gallo-Roman times, under the name Nobiliacum, and a local churchman, Foulques de Neuilly, made his name as a preacher at the end of the 12th century. The municipality long remained an agricultural and market-gardening town turned towards the Marne, which borders its territory to the south. The cutting of the canal de Chelles, between 1849 and 1869, doubled the loop of the river for navigation and set part of the present-day geography. Long a modest place, the population went from around 3 100 inhabitants at the end of the 19th century to more than 39 000 today.
The history of the town is marked by the setting up of two large psychiatric hospitals, which on their own occupy more than a third of its territory. The Ville-Évrard estate was acquired in 1863 by the Seine department to house an asylum, opened at the end of the 1860s; among its patients were the sculptor Camille Claudel and the writer Antonin Artaud. The Maison-Blanche asylum, intended for women, was built on neighbouring land and opened around 1900. These vast hospital grounds, with their parks, long held back the urban growth of the north of the municipality.
The gradual withdrawal of the Maison-Blanche hospital freed up a considerable amount of land. The former site, redeveloped as part of the ZAC de l'Est-Nocéen scheme, which also takes in Ville-Évrard, is being turned into an eco-district meant to house several thousand residents, businesses and public facilities. That project, one of the largest in the east of the Paris region, explains the recent strong demographic growth of the town, whose population rose by around 14 % between 2017 and 2023 according to INSEE.
According to INSEE, Neuilly-sur-Marne has 39 800 inhabitants for 16 654 dwellings, of which 95,5 % are main residences: second homes are marginal here, at 1,0 % of the stock, as in most municipalities of the inner and outer Paris rings. Apartments account for 82,0 % of dwellings, houses for 17,7 %. Among households in main residences, 40,3 % are owners and 57,8 % tenants, a high rental share tied to the weight of social housing and of blocks of flats. Buyers are mainly first-time buyers and families from the east of Paris, often priced out of Paris itself and of the dearer riverside municipalities such as Le Perreux or Nogent, joined by investors drawn to the new schemes of the Maison-Blanche eco-district.
The average price recorded is 3 079 €/m², calculated from the transactions registered before notaries and published in the DVF database. It is a municipal average, which blends the older apartment of the centre, the housing estate of the 1960-1970 years and the new home of the Maison-Blanche eco-district. The average price recorded on houses and villas reaches 4 115 €/m². Closeness to the Marne, the year of construction and the energy condition explain most of the gaps. A reliable valuation is set on comparable sales, not on the average.
The eco-district takes the place of the former Maison-Blanche psychiatric hospital site, redeveloped as part of the ZAC de l'Est-Nocéen scheme. It brings several thousand new homes, shops and public facilities to a sector long closed off in the north of the town. For the market, that means a supply of recent properties, well rated for energy performance, sitting alongside a more affordable older stock. Prices per square metre there are generally above the municipal average, which pulls the town upwards as the district fills.
The municipality has no station on its own territory: the nearest rail access is the RER A station of Neuilly-Plaisance, in the neighbouring town, completed by a dense bus network towards the surrounding stations. Line 16 of the Grand Paris Express is due to serve Neuilly-sur-Marne with two stations, Neuilly-Les Fauvettes and Neuilly-Hôpitaux, and an interchange with Line 15 at Noisy-Champs, but the timetable of that section has been put back for want of confirmed funding. In the meantime, the car and the bus remain central, which adds value to parking.
Supply is skewed towards flats. According to INSEE, houses account for only 17,7 % of dwellings against 82,0 % apartments. They are concentrated in the older suburban sectors, often as terraced houses or interwar villas, with varying floor areas and plots. Sale references there are fewer and the gap in price per square metre with the apartment is clear, which makes valuing a house more dependent on its condition, its plot and its location than on the municipal average.
Letting a home as a furnished tourist rental calls for a prior declaration at the town hall, and the municipality may regulate the activity. On a main-residence market such as Neuilly-sur-Marne, long-term rental demand remains the dominant logic, driven by families and working households of the east of the Paris region. Before any buy-to-let project, it is worth checking the local rules, the applicable tax treatment and the energy performance certificate, which now governs the right to let.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).