The average price per m² in Viarmes is 3 372 €/m² for an apartment, based on actual notarised (DVF) sales. About 11 transactions are recorded each year.
Atmospheric illustration of Viarmes, a small town of the plaine de France in the north of Val-d'Oise.
In Viarmes, the benchmark price stands at 3 372 €/m² for an apartment. The municipality lies in the north of Val-d'Oise, some thirty kilometres from Paris, in an area where the market depends first on rail links and on the closeness of the Chantilly forest. Nearly 80 per cent of the housing stock consists of houses, and it is occupied almost entirely as main homes. These values come from DVF data, the French notarised sales database, which records the transactions actually registered with notaries, not estimates drawn from 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 Viarmes market is driven by the search for a house with a garden in the outer Paris region, a movement that has grown since the spread of remote working. The 7,4 per cent population growth since 2017 confirms it, in an area where not every municipality is gaining residents. Line H service remains the deciding factor: it clearly separates the municipalities reachable without a car from those that are not, and Viarmes belongs to the first group.
In the medium term, two factors will matter. The first is the quality of service on line H, whose off-peak frequency remains modest: any improvement would feed directly into values. The second is the land constraint of the plaine de France, where the protection of farmland and of the surroundings of historic monuments limits the spread of new housing estates. This scarcity supports existing properties, while the lasting price gap with Chantilly and Lamorlaye keeps a steady flow of buyers coming.
The municipality holds an intermediate position: its prices are higher than those of Luzarches, its immediate neighbour, and remain below those of Lamorlaye and Chantilly, in the Oise department.
Excavations carried out in 2013 on the municipal territory revealed Gallic occupation, Merovingian dwellings and a 12th-century castle, evidence of a continuity of settlement that is rare for a municipality of this size. Viarmes lies in the plaine de France, in the north of Val-d'Oise, a fertile farming plateau that long supplied Paris with grain. The closeness of Royaumont Abbey, founded in the 13th century a few kilometres away, left its mark on the area: the fontaine aux Moines, a Cistercian water system dated to around 1228, is its most visible trace.
The protected heritage includes three historic monuments. The Château de Viarmes, rebuilt in 1758 by Jean-Baptiste de Pontcarré and given rococo decoration, now houses the town hall. The oldest parts of the Saint-Pierre-et-Saint-Paul church date from the 12th and 13th centuries. The fontaine aux Moines completes this group. This density of heritage reflects a small town that mattered in the plaine de France, between the seigneurial estates and the large farms that shaped the landscape before urbanisation.
The opening of the railway line from Montsoult to Luzarches in 1880 set the town's residential course. The station, still in service, is served by line H of the Transilien network to Paris-Nord, with about one train an hour off-peak. Viarmes had 5 558 inhabitants in 2023, up 7,4 per cent since 2017, and acts as a local hub for the surrounding municipalities. The area also has road access to the Roissy airport zone.
According to INSEE, the French statistics institute, Viarmes has 5 558 inhabitants and 96,7 per cent of its housing stock is occupied as main homes, a very high rate that practically rules out holiday homes. Houses account for 78,1 per cent of dwellings and apartments for 19,9 per cent, with 75,5 per cent of owners among main-home occupants. The market caters to families from the Paris region looking for a house with a garden at a distance still compatible with a daily commute to Paris, as well as to people working in the Roissy airport zone and in the Chantilly area.
The benchmark price stands at 3 372 €/m² for an apartment. This figure comes from DVF data, the sales actually signed before notaries. It is an average: a recent apartment close to the station and an older home in the town centre in need of renovation fall on either side of this benchmark. As flats account for only 19,9 per cent of the housing stock, the house market remains dominant.
The municipality has a station opened with the Montsoult to Luzarches line in 1880, now served by line H of the Transilien network to Paris-Nord, with about one train an hour off-peak. Viarmes lies some thirty kilometres from Paris. The road network also gives access to the Roissy airport zone, a major employment hub in the north of the Paris region.
The surroundings of the station attract demand from people commuting daily to Paris, with a clear premium for properties within walking distance. The historic centre, around the château now used as the town hall and the Saint-Pierre-et-Saint-Paul church, appeals to buyers who value a heritage setting. The housing estates developed on the outskirts make up the bulk of the family supply, with regular plots and houses built in recent decades.
No, but it feels its influence. Chantilly and Lamorlaye, in the neighbouring Oise department, form a clearly more expensive area, driven by the forest, the racecourse and a clientele of executives from the Paris region. Viarmes lies about ten kilometres away and enjoys the same forest surroundings without paying the price. This gap is one of the strongest selling points of the local market.
The municipality has three historic monuments, including the château and the church: their protected surroundings require the opinion of the Architecte des Bâtiments de France, the state heritage architect, for certain works visible from these buildings. The plaine de France is also subject to surface runoff, which planning documents regulate. The local development plan and the protection perimeters can be consulted at the town hall before any project.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).