The average price per m² in Presles is 3 342 €/m² for an apartment, based on actual notarised (DVF) sales. About 15 transactions are recorded each year.
Atmospheric illustration of Presles, a village in the valley of the ru de Presles stream, backing onto the Carnelle forest, in the Val-d'Oise department.
The average price recorded in Presles stands at 3 342 €/m². This average covers a housing stock made up overwhelmingly of detached houses, which largely dominate, spread across the village, the hillside and the area around Presles-Courcelles station. Apartments, few in number, are concentrated in a handful of small developments. Variations around this average depend mainly on the type of property, floor area, land and proximity to the Carnelle forest or the station. These figures come from DVF data, the French notarised sales database, which records the sales actually signed before notaries, and provide a municipal benchmark to be refined property by property.
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 Presles market rests on its status as a residential municipality in the north of the Val-d'Oise, some thirty kilometres from Paris. The service from Presles-Courcelles station, on Transilien line H, sustains demand from families and working people looking for a house with land without moving further from the capital. The wooded setting, between the Carnelle forest and the Oise valley, reinforces the appeal of the municipality for buyers who value a natural environment. Demand therefore focuses mainly on houses, which make up most of the available stock.
Supply remains constrained by the largely suburban and already built-up character of the municipality, where available land is limited and the contribution of new construction modest. In the resale market, the energy performance of houses has become a negotiating criterion, particularly for detached houses from past decades. Buyers weigh up proximity to the station, the wooded environment and the size of the plot according to their project. The small share of apartments limits supply for smaller budgets and steers most transactions towards individual housing.
Backing onto the Carnelle forest, Presles shows a price level above that of Beaumont-sur-Oise and Persan, in the Oise valley, but below that of L'Isle-Adam, a more highly valued neighbour.
Presles is an old village in the valley of the ru de Presles, recorded as early as 862 under the Latin form Prataria. The name refers to the meadows and wet grasslands of the valley floor, on a hillside site between the Carnelle forest and the L'Isle-Adam forest. In the Middle Ages, the place belonged to a lordship held by the Presles family, located on an ancient route leading to the north of the kingdom. The fief then passed to the Baillet family in 1580, then to the Turmenyes in 1707, before becoming part of the possessions of the Prince of Conti. This seigneurial history has left several residences and estates on the territory.
Established as a municipality in 1790, Presles had lain since the middle of the 18th century on the stagecoach route linking Paris to Beauvais, which placed it on a regularly travelled itinerary. Most of its châteaux were rebuilt during the 19th century, a period when bourgeois residences appeared in the municipalities of the Oise valley. The arrival of the railway, with Presles-Courcelles station on the line from Épinay-Villetaneuse to Le Tréport, brought the village closer to Paris and began its transformation. From a rural town oriented towards the forest and agriculture, Presles gradually became a residential municipality served by the train.
In the 20th century, Presles followed the suburbanisation of the outer ring of the Paris region, with the development of residential estates of detached houses on the hillside and around the station. In 1968, the municipality left the former Seine-et-Oise department to join the new Val-d'Oise department. Since the end of 2003, it has been part of the Communauté de communes de la Vallée de l'Oise et des Trois Forêts, an inter-municipal authority. Its territory remains marked by the Carnelle state forest, one of whose summits, at 210 metres, is among the highest points in the department, and which is home to the Blanc Val gallery grave (allée couverte), an ancient funerary monument listed as a historic monument.
Presles has 4 017 inhabitants according to INSEE, the French statistics institute. The municipality has a strongly suburban residential profile: according to INSEE, houses account for around nine homes in ten and apartments remain a minority. Main residences make up almost the entire housing stock, with the share of second homes very low, at around 2 %. The stock is largely owner-occupied, with owner-occupiers representing nearly nine households in ten among main residences. This profile mainly attracts families and working households looking for a house with land within reasonable distance of Paris, thanks to Presles-Courcelles station. First-time buyers turn to detached houses, while the few apartments suit more modest budgets or single people.
The average price recorded in Presles stands at 3 342 €/m², based on sales registered with notaries and published in the DVF database. This figure combines a variety of properties, overwhelmingly houses. The type of property, floor area, condition, land, energy performance and location explain most of the variation around this average. For a reliable valuation, it is better to rely on sales of comparable properties than on the municipal average alone.
Presles has Presles-Courcelles station, served by line H of the Transilien, the Paris region commuter rail network, from Paris-Nord. The station is about 31 kilometres from Paris-Nord, providing a direct rail link for working people employed in the capital. The municipality is also connected to the neighbouring towns of the Oise valley and to the roads of the north of the Val-d'Oise. These links are among the factors that weigh on the residential appeal of the municipality.
The Carnelle state forest borders the territory of Presles and forms a vast wooded massif of nearly 1 000 hectares, one of the high points of the Val-d'Oise with a summit at 210 metres. It offers a setting for walks and nature valued by residents, and is home to the Blanc Val gallery grave, an ancient listed funerary monument. This proximity to the forest contributes to the residential appeal of the municipality, particularly for the hillside areas close to the edges of the woodland.
The Presles market is overwhelmingly made up of houses: according to INSEE, apartments form only a small part of the housing stock. Buying a house therefore matches the dominant profile of the municipality, with land and access to the forest and the valley. The few apartments are found in a handful of small developments close to the village or the station, and suit more modest budgets. Your choice will depend mainly on your budget and your need for outdoor space.
Presles is organised around its old village, on the floor of the valley of the ru de Presles, and then extends into residential estates of detached houses on the hillside and near Presles-Courcelles station. The areas close to the edges of the Carnelle forest offer a wooded setting that buyers look for. Proximity to the station remains a criterion for working people who commute to Paris by train. Each area has its own building and environmental characteristics, to be looked at closely according to your project.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).