The average price per m² in Saint-Gratien is 3 471 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 4 911 €/m². About 131 transactions are recorded each year.
Mood illustration of Saint-Gratien, at the gateway to the Montmorency valley, in the Val-d'Oise.
In Saint-Gratien, the average price of an apartment stands at 3 471 €/m². That average covers a stock that is mainly collective, where postwar buildings, developments of the 1960s and 1970s and more recent schemes close to the station and the centre sit side by side. Houses, fewer in number, are found above all in the low-rise detached streets of the south and the west of the municipality; they trade at a higher level, at around 4 911 €/m², a gap that reflects first of all the scarcity of individual plots in the inner suburbs of Paris. These figures come from the DVF database, which records sales actually registered before notaries.
House : 4 911 €/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 Saint-Gratien market fits into the dynamic of the northern inner suburbs, carried by households moving out of Paris in search of a larger apartment at a measured price. Service by Line C of the RER, the closeness of the lac d'Enghien and of the forest of Montmorency sustain steady demand, in particular on the family two- and three-room flats close to the station. The population has risen slightly since 2017, a sign of a territory that remains attractive despite the already high density of the built fabric.
On the supply side, the small size of the municipality and its long-established urban fabric limit new schemes, which concentrates transactions on the existing stock. Dwellings with a good energy rating sell faster, while the energy-hungry properties of the older estates are subject to discounts and negotiation. Surrounded by municipalities of the Montmorency valley whose price levels remain close, Saint-Gratien holds an intermediate position, neither the most expensive nor the most affordable of its immediate environment.
Backing onto the lac d'Enghien and the Montmorency valley, Saint-Gratien sits in the middle of its fringe of the Val-d'Oise: above Argenteuil, close to Deuil-la-Barre and slightly below Ermont.
The residential history of Saint-Gratien was tied around a castle. The Château Neuf was built in 1806 by the comte de Luçay, and Napoléon I came in person to inaugurate it. In 1851, Princess Mathilde Bonaparte, daughter of Jérôme Bonaparte and cousin of Napoléon III, acquired it, then settled there for good from 1853. Under the Second Empire, she held there one of the most fashionable literary salons of her time, frequented by Flaubert, the Goncourt brothers and Théophile Gautier. That imperial presence left a lasting mark on the identity of the municipality, which keeps an avenue Mathilde in memory of the princess.
The built heritage keeps the trace of that period. The Château Catinat, erected around 1610 and the only listed historic monument in the town, owes its name to Marshal Nicolas de Catinat, who lived there from 1637 to 1712; Princess Mathilde bought it back in 1856 to house her guests. The church of Saint-Gratien, built from 1856 to 1859 to the plans of Léon Ohnet, replaced a 13th century sanctuary threatening to fall into ruin, thanks in particular to grants from the princess. She rests there, as does Marshal de Catinat.
Long an agricultural village turned towards the Montmorency valley, Saint-Gratien became a residential town of the northern suburbs over the course of the 20th century. The arrival of the railway, then postwar urban growth, densified a territory set about ten kilometres from Paris, on the immediate edge of the lac d'Enghien. The municipality today combines that imperial past, an old low-rise detached fabric and more recent collective housing estates.
Saint-Gratien has 21 336 inhabitants, on a compact territory in the northern inner suburbs of Paris. The housing stock is clearly dominated by collective buildings, with blocks inherited from the great construction phases of the 1960s and 1970s, completed by more discreet low-rise detached sectors and a few new schemes. According to INSEE, the French national statistics institute, median income stands at around 23 900 euros per consumption unit, a level close to the Paris-region average that reflects a population mixing clerical staff, intermediate occupations and executives. Buyers are above all Paris-region households looking for a well-served apartment at a contained price, first-time buyers and families drawn by the closeness of the lac d'Enghien and the forest of Montmorency.
For an apartment, the municipal average comes out at 3 471 €/m², calculated from the sales registered before notaries and published in the DVF database. That figure covers very varied situations, from the older studio to the recent three-room flat close to the station. The address, the storey, the presence of a lift, the year of construction and the energy rating explain most of the gaps. A solid valuation rests on comparable sales, not on the town average alone.
The municipality reads around its centre, laid out near the church, the castle park and the station, where collective housing dominates. The Raguenets district, to the west, mixes post-war housing estates and more affordable co-ownerships. The southern and western fringes, more given over to low-rise detached housing, offer a fabric of individual houses. These settings do not sell at the same level, and the closeness of the station and of the lac d'Enghien plays on prices.
The station of Saint-Gratien is served by Line C of the RER, which runs directly to the centre of Paris. The town is also a few minutes by bus from the station of Enghien-les-Bains, a useful staging point towards the gare du Nord. For the car, the A15 motorway serves La Défense, Cergy-Pontoise and Charles-de-Gaulle airport. That double service, rail and road, ranks among the assets that support demand.
Yes, but supply remains limited. Houses are concentrated in the low-rise detached streets of the south and the west of the municipality and trade at a higher level than collective housing, at around 4 911 €/m². With fewer sale references there, the valuation of a house depends above all on its condition, the size of its plot and its aspect, rather than on the municipal average. It is prudent to have such a property valued case by case.
As everywhere in the inner suburbs of Paris, letting a furnished tourist rental may be regulated: enquire at the town hall before any short-term letting project. Remember also to consult the statement of risks and the planning documents, which flag any easements on the sector concerned. Finally, the energy performance of the dwelling has become a point of negotiation to examine closely, notably on the buildings of the 1960s and 1970s.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).