The average price per m² in Sarcelles is 2 144 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 3 669 €/m². About 197 transactions are recorded each year.
Mood illustration of the post-war housing estate and of the Village in Sarcelles.
The average price recorded in Sarcelles stands at 2 144 €/m², and the house segment comes out at 3 669 €/m². That average covers a stock overwhelmingly made up of flats, where the dwellings of the Lochères post-war housing estate, delivered between 1955 and 1976, account for most of the volumes traded. Internal gaps are wide: the houses of the Village, of Chantepie and of the Mont-de-Gif sit clearly above the apartments of the refurbished slab blocks and towers. This figure comes from the DVF database, that is the transactions actually registered before notaries.
House : 3 669 €/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 Sarcelles market is driven by volume and affordability. With 59 173 inhabitants on 8,45 square kilometres, the municipality concentrates continuous housing demand, fed by households priced out of the more expensive municipalities of the inner suburbs of Paris. Supply remains overwhelmingly made up of flats and the share of owners, 28,0 % according to INSEE, leaves limited room for turnover. Services improved with tramway T5 in July 2013, which links the post-war estate to Saint-Denis, while the two RER D stations provide the connection with the north of Paris.
The second factor is the structure of the stock. Close to eight dwellings in ten were built between 1949 and 1974, which places charges, energy renovation and the running of the co-ownerships at the centre of negotiations. Refurbished developments and more recent schemes stand out clearly from the rest of the flatted stock and widen the price range. The arrival of the sub-prefecture of the Val-d'Oise in April 2004 reinforced the presence of administrative functions and services, a daily footfall from which the central sectors benefit.
Sarcelles shows the lowest price level of its area, behind its neighbours of the northern Paris region such as Argenteuil and Aulnay-sous-Bois. The gap widens sharply with Saint-Ouen-sur-Seine, which is nonetheless some ten kilometres away.
Sarcelles appears in the texts in 894, in the form Cersilla, in a royal donation. The name is thought to come from Cercella, which designated a place where barrel hoops were made. The old village formed along the Petit Rosne, around the église Saint-Pierre-Saint-Paul, whose bell tower goes back to 1130 and whose chancel was rebuilt around 1220; the building was listed as a historic monument by an order of 25 October 1911. The place was destroyed by Huguenot troops in 1567, after the battle of Saint-Denis. Until the 19th century, vines and market gardening occupied the land, until the phylloxera outbreak of 1879 which put an end to the vineyard.
The interwar years began the urbanisation, with low-rise housing estates opened close to the Garges-Sarcelles station, on the Paris-Nord to Lille line. The break came in 1955, when the Société centrale immobilière de la Caisse des dépôts launched, on 195 hectares of expropriated farmland, the building of the Lochères post-war housing estate. The architects Jacques Henri-Labourdette and Roger Boileau drew its slab blocks, its towers and its green spaces. The first residents arrived in 1956, the pace of construction reached a thousand dwellings a year, and the operation ended in 1976 with 12 368 dwellings, both to rent and to buy.
That construction site also made Sarcelles a national case study. In 1962 and 1963, the press coined the term sarcellite to describe a supposed malaise peculiar to the residents of post-war housing estates; the work of historians since has established a real attachment of residents to their district, and the word mainly served as journalistic shorthand. The built fabric keeps the mark of that period: 78,1 % of the dwellings in Sarcelles were built between 1949 and 1974. The municipality, which covers 8,45 square kilometres, became a sub-prefecture town of the Val-d'Oise in 2000, the sub-prefecture taking up residence there in April 2004, and has eight districts, of which the post-war estate remains the most populated.
Sarcelles has 59 173 inhabitants for 8,45 square kilometres, a density close to 7 000 inhabitants per square kilometre. According to INSEE, the French national statistics institute, the municipality totals 21 565 dwellings, of which 94,2 % are main residences and only 0,6 % second homes: this is the market of a town lived in year-round. Apartments account for 82,8 % of the stock and houses for 15,9 %. Again according to INSEE, 70,7 % of households are tenants, including 52,6 % in social housing, against 28,0 % owners. Buyers are mainly first-time buyers and families from the north of the Paris region, along with tenants of the social stock who want to buy in their own municipality.
The average price recorded in Sarcelles is 2 144 €/m². It is an average calculated on the sales registered in the DVF database, which records the transactions actually completed before notaries. It blends apartments of the post-war estate, more recent co-ownerships and a few houses. Your property may depart from it depending on the district, the storey, the state of the co-ownership, and the presence of a lift, a balcony or a parking space.
The low-rise detached sectors carry the highest values: the old Village, around the église Saint-Pierre-Saint-Paul and the Petit Rosne, Chantepie-Les Rosiers, Chauffour-Les Chardonnerettes and the Mont-de-Gif. These districts bring together detached houses and a low density. Conversely, the apartments of the Lochères post-war estate, which houses most of the residents, form the most affordable segment, with wide differences depending on the state of the development and the level of charges.
Two RER D stations frame the municipality: Garges-Sarcelles, on the boundary with Garges-lès-Gonesse, and Sarcelles-Saint-Brice, to the north. Tramway T5, brought into service on 29 July 2013, serves the post-war estate with five stops and reaches Saint-Denis, where the metro and the RER can be picked up. Several bus routes complete the network. Sarcelles lies some fifteen kilometres north of Paris.
The market is first of all an apartment market: according to INSEE, 82,8 % of dwellings are apartments and 15,9 % houses. The low-rise detached fabric is concentrated in the Village, Chantepie and Chauffour, inherited from the interwar housing estates and from post-war urbanisation. The house segment trades at 3 669 €/m², a marked gap with the flatted stock. Detached properties are few in number and find a buyer more quickly.
The estate was delivered between 1955 and 1976, and 78,1 % of the dwellings in Sarcelles date from the 1949-1974 period. On that kind of stock, the state of the co-ownership counts as much as the floor area: level of charges, rendering works, communal heating, lifts, works voted or still to come, energy performance. Ask for the minutes of the general meetings of the last three years and the energy performance assessment before committing.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).