The average price per m² in Vincennes is 8 734 €/m² for an apartment, based on actual notarised (DVF) sales. For a house or villa, it is 12 685 €/m². About 699 transactions are recorded each year.
Mood illustration of Vincennes, between the royal château and the edge of the bois.
The average price recorded in Vincennes stands at 8 734 €/m². That average covers a stock that is almost entirely collective: according to INSEE, the French national statistics institute, more than nine dwellings out of ten are apartments, often in buildings of the late 19th century or in post-war programmes. The gaps turn above all on closeness to the bois and to the château, on the service by line 1 and the RER A, and on the condition of the building. The few town houses, on a territory of 1,91 km², trade clearly above, at around 12 685 €/m². These values come from the DVF database, which records the transactions actually registered before notaries.
House / villa : 12 685 €/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.
After 9 624 €/m² in 2021, the average price in Vincennes reaches 8 734 €/m² in 2026, roughly -9 % over the period.
The first driver of the Vincennes market is scarcity. With 1,91 km² entirely built up, the municipality has no available land left: new-build programmes are limited to occasional operations, arising from demolition and rebuilding or from added storeys. Supply therefore rests almost entirely on the resale of an older stock, a large part of which dates from the late 19th century and from the interwar years. Transaction volume stays narrow, of the order of seven hundred sales a year across all property types, which makes the market sensitive to the slightest jolt in demand.
The second driver is transport. Line 1 of the metro, extended to Château de Vincennes in 1934, places the municipality a few minutes from Nation, and the RER A completes the picture towards the east and towards the business district. The plan to extend line 1 to Val-de-Fontenay is closely followed by the local market. To that is added the setting: the bois de Vincennes to the south, the château and its estate to the east, a shopping town centre and a dense offer of schools, which hold on to households with children at the point when many are leaving Paris.
Vincennes sits in the upper part of the Val-de-Marne market, clearly above Montreuil and Champigny-sur-Marne. Levels there nonetheless stay behind those recorded in Paris, which the municipality borders.
The name Vincennes probably comes from the Gaulish Vidu-cenna, which evokes the forest. In the 12th century, Louis VII made the forest of Vilcena a royal hunting ground and set up a manor there, which became one of the favourite residences of the kings of France. From 1361, the building of the keep took up the foundations laid by Philippe VI twenty-five years earlier: the tower, some fifty metres high, remains one of the tallest medieval keeps in Europe. The Sainte-Chapelle, begun in 1379, was only completed in 1552, a late example of flamboyant Gothic. Around the royal enclosure a hamlet took shape, La Pissotte, the nucleus of the future town.
In 1740, a porcelain works was set up in the château; it was moved to Sèvres in 1756 and gave rise to the famous manufactory. Once the revolutionary years were over, the inhabitants complained of the narrowness of the municipal territory and obtained an extension in 1829. The military role took hold with the building of the Fort Neuf from 1840, as part of the Thiers fortifications. The opening of the railway in 1859, then the transfer of the bois de Vincennes to the City of Paris on 24 July 1860, set the framework of the municipality. The population rose from 4 800 inhabitants in 1851 to 31 400 in 1901.
On 24 March 1934, line 1 of the metro was extended to Château de Vincennes: it was its first extension into the suburbs, and it completed the anchoring of the town to Paris. The built fabric grew denser on a territory that stayed tiny, 1,91 km², hemmed in by the bois to the south, the château estate to the east and the neighbouring municipalities. Vincennes has thus become the second most densely populated municipality in France, with more than 25 000 inhabitants per square kilometre. For want of available land, the town works on what already exists: an urban project launched in 2011 redeveloped the town centre and the place Diderot, now a 30 zone.
Vincennes has 48 193 inhabitants according to INSEE, the French national statistics institute, on less than two square kilometres. The housing stock is almost entirely collective: 93,7 % apartments, and only about 1 400 single-family houses. Main residences account for close to 91 % of dwellings, the mark of a town lived in year-round rather than a market of pieds-à-terre. The split between owners and tenants is almost even, at around 48 % owner-occupiers. Buyers are mainly working households employed in Paris and looking for a family home a few stops from Nation, along with Vincennes residents already settled who change the size of their dwelling without leaving the municipality.
The average price per square metre in Vincennes stands at 8 734 €/m², across all apartment types. That figure is calculated from the DVF database, which records the sales actually registered before notaries, and not from listings. It is a municipal average: an older studio without a lift and a large refurbished apartment facing the bois sit well away from it, in one direction or the other. An online valuation makes it possible to place your property more precisely.
The town is divided into five local districts, from the town centre to the Diderot and Domaine du Bois sector. The addresses close to the bois de Vincennes, to the south, and those of the town centre around the town hall and the market concentrate demand. The eastern sector, towards the château and the boundary with Fontenay-sous-Bois, has a more mixed built fabric. To the west, the immediate closeness of Paris and of Saint-Mandé bears on values.
Vincennes is served by line 1 of the metro, with the Bérault and Château de Vincennes stations, the terminus of the line since 1934, and by the RER A at Vincennes station, opened as a railway station in 1859. Nation is a few minutes away, and la Défense reachable without changing. Several bus routes complete the service, and the extension of line 1 to Val-de-Fontenay is under study.
The choice is in practice very constrained: according to INSEE, 93,7 % of dwellings are apartments and the municipality has only about 1 400 single-family houses. These houses, often detached homes of the late 19th century or of the interwar years with a small garden, rarely change hands and trade at around 12 685 €/m². A buyer looking for a house with land will find more choice in Fontenay-sous-Bois or in Montreuil.
The château de Vincennes is listed as a historic monument: works within its protection perimeter are subject to the opinion of the architecte des Bâtiments de France, the state heritage architect, which frames facades and joinery in certain streets. Moreover, since the stock is very largely held in co-ownership, the surveys and the co-ownership documents, including the statement of charges and the minutes of general meetings, are to be gathered early: they set the timetable of the sale.
This analysis is published by Immover, an independent observatory founded by Antony Barbier. Data sourced from official sources (DVF, INSEE, Notaries of France).