The average price per m² in Villiers-le-Bel is 2 398 €/m² for an apartment, based on actual notarised (DVF) sales. About 98 transactions are recorded each year.
Mood illustration of Villiers-le-Bel, in the Val-d'Oise, north of Paris.
The average price for apartments in Villiers-le-Bel stands at 2 398 €/m², based on the DVF transactions actually registered before notaries. The municipality sets several urban fabrics side by side: the old village around the church of Saint-Didier, the post-war housing estates built in the 1960s and 1970s, and more scattered low-rise sectors. It is that stock of flats, very much in the majority, that shapes apartment sales. The condition of the property, the storey, the presence of parking, the condominium and the distance to the station and to the shops make the value vary widely. Villiers-le-Bel remains, on the scale of the inner suburbs of Paris and of the northern Paris region, one of the most accessible markets. These figures come from the DVF database, 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 Villiers-le-Bel market is first of all that of a working-class town of the northern Paris region, where the price level remains one of the most accessible on the near edge of Paris. Demand comes largely from first-time buyers and families looking for a first purchase at a price in keeping with average incomes, and from investors drawn by the price gap with the inner suburbs of Paris. Turnover is sustained, carried by a stock made up mainly of flats that changes hands regularly.
Several factors will weigh on the coming years. The municipality benefits from its service by the RER D and from its closeness to the employment hubs of the Grand Roissy area, where changes in transport could strengthen its appeal. Conversely, the energy renovation of the post-war housing estates built before current standards is becoming an issue of value, the least efficient dwellings being harder to sell or to let. The urban renewal of certain districts is another parameter to follow for the local market.
A working-class town of the northern Paris region, Villiers-le-Bel is among the most accessible markets of its area, at a level close to its immediate neighbour Sarcelles and clearly below more residential municipalities such as Montmorency.
Villiers-le-Bel is a former village of the Pays de France, the fertile farming plain north of Paris. Its most notable monument is the church of Saint-Didier, a building whose oldest parts go back to the Middle Ages and which keeps a remarkable Renaissance portal. Around that church, the old village keeps the layout of a village of wine growers and farmers, long given over to the vine, then to the market-garden and cereal crops that supplied the capital.
In the 19th and 20th centuries, the municipality was known for a craft of lace and embroidery, an activity that occupied part of the population before declining. Long rural, Villiers-le-Bel shifted to another scale with the growth of the Paris suburbs. After the Second World War, the demographic pressure of the Paris region led to the laying out of vast districts of flats on the farmland of the municipality.
In the 1960s and 1970s, post-war housing estates rose from the ground, such as the districts of Puits-la-Marlière and La Cerisaie, turning in one generation a village of a few thousand inhabitants into a town of more than thirty thousand. The old village, the low-rise housing and these estates coexist today in the same territory, served by the station of Villiers-le-Bel - Gonesse - Arnouville on the RER D, which links the municipality to the heart of Paris and to the northern suburbs.
Villiers-le-Bel has 30 053 inhabitants. The housing stock is very largely made up of flats, inherited from the post-war housing estates of the 1960s and 1970s, completed by the low-rise fabric and the houses of the old village. The municipality has a large share of social housing and of tenant households. Buyers are mainly first-time buyers and families from the northern Paris region looking for a first purchase at an accessible price level on the near edge of Paris, along with investors drawn by rental yields higher than in the core of the conurbation. The house market, narrower, concerns rather the low-rise sectors and the edges of the old village.
The average price for apartments in Villiers-le-Bel is 2 398 €/m², based on the DVF transactions completed before notaries. It is a municipal average, which covers very different situations depending on the district. A dwelling in a post-war housing estate in need of renovation and a recent apartment near the station or the old village do not trade at the same level. The storey, the condition, the parking and the condominium charges explain a good share of the gaps.
The municipality sets three broad types of fabric side by side. The old village, around the church of Saint-Didier, keeps older housing and a few village houses. The post-war housing estates of the 1960s and 1970s, such as Puits-la-Marlière or La Cerisaie, concentrate most of the stock of flats. Lastly, more scattered low-rise sectors complete the picture. The value of a property depends a great deal on its district, its condition and its closeness to the station and to the shops.
The station of Villiers-le-Bel - Gonesse - Arnouville, on the RER D, links the municipality directly to the stations of northern Paris. The town is also close to the main roads of the northern Paris region and to the airport of Roissy-Charles-de-Gaulle, an important neighbouring employment hub. The transport projects of the area, around the Grand Roissy and Gonesse, are followed closely, because better service is a factor of change for the local market.
The municipality is among the most accessible markets of the northern Paris region, with purchase prices clearly below those of the inner suburbs close to Paris. That translates into potentially higher rental yields, in a town well linked to the core of the conurbation by the RER D. As everywhere, the yield depends on the district, on the condition of the property, on the charges and on local rental demand, which must be judged case by case.
The market is very largely made up of flats: most sales involve apartments, at an average price of 2 398 €/m². Houses are concentrated in the low-rise sectors and around the old village, in a more limited fabric. Supply there is scarcer, with search times often longer and fewer points of comparison than on flats. The choice depends on the budget, on the need for outdoor space and on the district you have in mind.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).