The average price per m² in Saint-Cyr-l'École is 4 155 €/m² for an apartment, based on actual notarised (DVF) sales. About 160 transactions are recorded each year.
Mood illustration of Saint-Cyr-l'École and of its military and aeronautical heritage.
The average price recorded in Saint-Cyr-l'École stands at 4 155 €/m² for an apartment. That average covers a stock very largely made up of flats: according to INSEE, the French national statistics institute, apartments account for 82 % of the dwellings in the municipality, and 29,4 % of main residences are social housing. The built fabric is split between the buildings of the postwar reconstruction, the estates of the 1960s and 1970s, and the schemes delivered since the 2000s on former military and industrial land, which pull the average upwards. These values come from the DVF database, which records the transactions actually registered before notaries, and not the prices displayed in listings.
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 the rail service. The Saint-Cyr station brings together the RER C, lines N and U of the Transilien and the T13 tram, brought into service in July 2022 towards Saint-Germain-en-Laye. Few municipalities in the Yvelines offer as many directions from a single point, which widens the pool of buyers well beyond the working population of Versailles and Saint-Quentin-en-Yvelines. On five square kilometres only, with a density of close to 4 250 inhabitants per square kilometre, the available supply stays narrow and sale volumes vary little from one year to the next.
The second driver is the output of new housing. The conversion of former military and industrial land has raised the population by more than 13 % between 2017 and 2023, a high pace for the west of the Paris region. That arrival of recent dwellings changes the mix of sales: properties that perform well on energy stand clearly apart from the stock of the reconstruction and of the 1960s, part of which is reaching the age of heavy works. The large share of social housing, 29,4 % of main residences according to INSEE, also contains the private rental segment.
Saint-Cyr-l'École sits clearly below the level of its immediate neighbour Versailles, in a range close to that of the municipalities of the Seine valley. The three municipalities below frame its market.
The name of the municipality joins Saint Cyr, a Christian martyr of the 4th century, and the school that made its reputation. The turning point is 1686: Madame de Maintenon, the secret wife of Louis XIV, founded here the Maison royale de Saint-Louis, meant for the education of girls from the impoverished nobility. The buildings were entrusted to Jules Hardouin-Mansart, the king's architect, only a few kilometres from the château de Versailles. The institution took in hundreds of boarders until it closed in 1793. The village, modest and farming until then, took shape from that point around the establishment and the road linking it to Versailles.
The site never left the military sphere. After a military hospital and then a prytaneum, Napoléon installed here in 1808 the École spéciale militaire, created six years earlier at Fontainebleau. It trained the officers of the army there until 1940 and gave the municipality its lasting identity. From 1909, aviation was added to that history: Santos-Dumont flew from Saint-Cyr to Buc with his Demoiselle, the Institut aérotechnique was created in 1911 by Henri Deutsch de la Meurthe, a pilot training centre opened the same year and the Charles-Renard barracks followed in 1912. The aerodrome is still in use today for light aviation.
The war wiped out the town. In June 1944, the Allied bombing aimed at the military and railway land destroyed 97,8 % of the built fabric: out of 1 130 buildings, only 25 remained intact, and more than 300 people lost their lives. The municipality received the Croix de guerre 1939-1945 in 1995. Everything was therefore rebuilt from the 1950s onwards, which explains the uniformity of the present centre and the absence of an old village core. The military college reopened on the historic site in 1966. Since the 2000s, the conversion of former land, including the Charles-Renard development zone and its some 1 500 dwellings, has revived building.
That history in three stages, royal, then military, then aeronautical, can still be read in the plan of the town: vast public grounds to the south and to the east, a rebuilt centre north of the railway line, and recent districts grafted onto the land released.
Saint-Cyr-l'École has 21 268 inhabitants for 9 145 households, on a territory of five square kilometres only. According to INSEE, 88,6 % of dwellings are main residences and 3,9 % second or occasional homes: the market is that of a town of residents, not of holidaymakers. Again according to INSEE, 41,5 % of main residences are occupied by their owners and 57,3 % by tenants, of which 29,4 % in social housing. Buyers are above all first-time buyers and working families employed in Versailles, in Saint-Quentin-en-Yvelines or in Paris, looking for a tighter budget than Versailles at an equivalent distance from the transport network.
The average price in Saint-Cyr-l'École comes out at 4 155 €/m² for an apartment, on the basis of the DVF transactions registered before notaries. That figure is a municipal average: it aggregates buildings of the postwar reconstruction, estates of the 1960s and 1970s and developments delivered since the 2000s. For a given property, the gap with that average comes above all from the year of construction, the general condition and the distance to the station.
The highest values are found in the recent schemes born of the conversion of former military and industrial land, notably around the Charles-Renard development zone, and in the low-rise streets close to Bailly and Fontenay-le-Fleury. The large estates built in the decades that followed the reconstruction sit below the municipal average. The immediate closeness of the station counts in both cases, in favour of addresses within walking distance.
The Saint-Cyr station is a rare hub for a municipality of this size: it brings together the RER C, line N of the Transilien towards Montparnasse, line U towards La Défense and, since 6 July 2022, the southern terminus of the T13 tram towards Saint-Germain-en-Laye. The municipality is also served by the route nationale 12 and by the A12 via the Bois-d'Arcy interchange. That service is the first argument for buyers who work outside the Yvelines.
The market is first of all one of apartments: according to INSEE, they account for 82 % of dwellings, against 16,4 % for houses. Transactions therefore involve flats in the great majority, with a regular supply of two- and three-room units. The house remains a narrow segment, concentrated on a few low-rise streets, with few properties available each year and longer search times than for an apartment.
Yes, more than in most neighbouring municipalities. The conversion of former military and industrial land, including the Charles-Renard development zone and its some 1 500 dwellings, has fed a continuous flow of completions since the 2000s. The population has risen by more than 13 % between 2017 and 2023. That recent new-build resells above the municipal average and pulls it upwards, while offering an alternative to buyers put off by the energy works needed in the older stock.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).