Living with outdoor space in the Val-de-Marne
The Saint-Maur peninsula, the banks of the Marne, Maisons-Alfort, Vincennes and Saint-Mandé: the département bordering Paris to the south-east has more houses with gardens than the capital, and prices that vary by a factor of almost three depending on the town. Properties with a balcony, terrace or garden are at the foot of the page.
In brief
The Val-de-Marne (94) has 47 communes over 245 km² and 1,419,531 inhabitants at the 2022 census, according to Wikipedia. The average prices published for flats are €4,700 per m² at Efficity and €4,755 at PAP in October 2026, against €8,646 in Vincennes and €3,213 in Mandres-les-Roses according to PAP. Of the twelve properties on this page, seven are houses in Saint-Maur-des-Fossés.
The Val-de-Marne at a glance
The prefecture is Créteil, and the département has three arrondissements: Créteil, L'Haÿ-les-Roses and Nogent-sur-Marne. Its highest point is the Villejuif plateau, at 126 metres. The Seine and the Marne meet between Charenton-le-Pont and Alfortville, and the Marne draws several loops in the east of the département.
It is home to Orly airport, opened in 1947, the Rungis wholesale market and the Université Paris-Est Créteil. Wikipedia also names the Château de Vincennes and the Roseraie du Val-de-Marne among its well-known sites. For anyone looking for outdoor space, it is a département of contrasts: dense buildings near the Paris gates, districts of villas and detached houses along the Marne, and airier communes on the Brie plateau in the south-east.
Parks, gardens and views
The Marne shapes the landscape of the east of the département. In Saint-Maur-des-Fossés, the commune occupies almost all of the river's last loop, a peninsula of 11.25 km² where Wikipedia counts eight districts, from Vieux Saint-Maur to La Varenne. Detached-house zones cover about 80% of the territory. Place des Marronniers is, according to Wikipedia, the second-largest square in Île-de-France after Place de la Concorde, and the Villa Médicis houses a free museum.
In Maisons-Alfort, the Marne forms the northern edge of the commune with a 4-kilometre walkway, and public green spaces cover about 34 hectares, with the Parc du Vert-de-Maisons and the site of the École nationale vétérinaire, founded in 1765. In Le Perreux-sur-Marne, which Wikipedia calls a "pearl of eastern Paris", the Parc du Saut du Loup and the Marne banks sit alongside a private estate, Le Parc, of about a hundred houses.
Closer to Paris, the communes are denser. In Le Kremlin-Bicêtre, the Parc Pinel covers 12,000 m², and the Bicêtre hospital keeps 17th-century buildings. In Arcueil, about 20 of its 233 hectares are green space, with the Paul-Vaillant-Couturier and du Coteau parks, and aqueducts, one dating from the 2nd century, cross the Bièvre valley. In Mandres-les-Roses, on the Brie plateau, the Parc des Charmilles holds a mulberry tree planted in 1606, and the Ferme de Monsieur is a listed historic monument.
Here, outdoor space is judged on site. A house garden is measured by its plot and orientation, a terrace by what borders it, a balcony by what it overlooks. A view of the Marne stated in a listing should be checked at the viewing, allowing for the season: foliage changes the view a great deal.
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Towns worth knowing
Four groups of towns give an idea of the département. The prices quoted come from PAP (DVF and PAP, 1 October 2026) and from Efficity, for each whole commune, all districts together.
- Saint-Maur-des-Fossés
- Maisons-Alfort and Le Perreux-sur-Marne
- Le Kremlin-Bicêtre, Arcueil and Mandres-les-Roses
- Vincennes, Saint-Mandé, Charenton-le-Pont and Nogent-sur-Marne
Saint-Maur-des-Fossés
Saint-Maur-des-Fossés is the commune on this page with the most properties for sale: seven houses. PAP gives €5,280 per m² for flats and €6,884 for houses. The commune has 76,010 inhabitants in 2022. RER A serves it at Saint-Maur-Créteil, Le Parc de Saint-Maur, Champigny and La Varenne-Chennevières. Wikipedia mentions the quai de La Varenne, painted by Pissarro in 1864 and 1865.
The eight districts, from Vieux Saint-Maur to La Varenne by way of Adamville, Champignol, Les Mûriers, La Pie, Parc de Saint-Maur and Saint-Maur-Créteil, are more or less close to a station and to the Marne. The commune-wide average blends them: compare at district level before judging a price.
Maisons-Alfort and Le Perreux-sur-Marne
Maisons-Alfort is at €5,435 per m² at PAP and €5,400 at Efficity, from €4,010 to €6,620, with +0.6% over one year at Efficity. Houses are at €6,547 at PAP and €5,410 at Efficity, with −2.7% over one year. The commune has 57,422 inhabitants in 2022. Metro line 8 stops there at École Vétérinaire, Stade and Les Juilliottes, and RER D at Maisons-Alfort-Alfortville and Le Vert de Maisons.
Le Perreux-sur-Marne is at €5,398 at PAP, with €6,368 for houses. It has 34,654 inhabitants in 2022, and detached houses made up 30.9% of dwellings in 2019, according to Wikipedia. The Nogent-Le Perreux station is served by RER E.
Le Kremlin-Bicêtre, Arcueil and Mandres-les-Roses
Le Kremlin-Bicêtre, next to Paris, is at €5,670 at PAP for flats and €6,261 for houses. The commune has 23,678 inhabitants in 2022. Metro line 7 stops there at Le Kremlin-Bicêtre, and line 14 at Hôpital Bicêtre.
Arcueil is at €5,072 at PAP, with −4.1% over one year, and at €5,150 at Efficity in September 2026, from €3,890 to €6,320. The commune has 21,868 inhabitants, and RER B stops there at Laplace. Mandres-les-Roses, about 25 kilometres from Paris, is at €3,213 at PAP, with +1.9% over one year, and at €3,240 at Efficity, from €2,810 to €3,660. It is the cheapest of the thirteen communes. It has 4,876 inhabitants and no RER station: buses serve it.
Vincennes, Saint-Mandé, Charenton-le-Pont and Nogent-sur-Marne
These four communes border Paris to the east, around the Bois de Vincennes, and they are the most expensive in the département according to PAP: Vincennes at €8,646 per m² for flats and €11,206 for houses, Saint-Mandé at €8,599 and €12,865, Charenton-le-Pont at €7,514 and €11,408, Nogent-sur-Marne at €6,142 and €8,318. No property on this page is for sale there at the moment, but these figures serve as a comparison with the communes further south.
Saint-Maurice (€5,880 and €10,100), Fontenay-sous-Bois (€5,570 and €7,225) and Cachan (€4,981 and €5,731) complete the table below.
Transport and daily life
RER A, B, D and E, the metro (lines 7 and 8) and line 14 serve the département, with tram T7 towards Orly. The stations named in the sections above are those Wikipedia gives for each commune. The south-east, around Mandres-les-Roses, has no station: people get around by bus or by car. Journey time depends on the commune and the district: allow for the walk to the station before viewing.
How prices vary
In the Val-de-Marne, the gap between communes is considerable: the thirteen flat averages collected from PAP run from €3,213 to €8,646 per m², almost three times as much, and the département is at €4,755 for flats. Vincennes is 82% above that average, Saint-Mandé 81%, Charenton-le-Pont 58%, Maisons-Alfort 14% and Saint-Maur-des-Fossés 11%, while Mandres-les-Roses is 32% below.
For houses, PAP gives €4,883 per m² for the département, with communes above €11,000 in Vincennes, Saint-Mandé and Charenton-le-Pont.
Price benchmarks per m²
| Source or town | PAP, flats | Efficity, flats | Period |
|---|---|---|---|
| Val-de-Marne, département | €4,755 (houses: €4,883) | €4,700 (€3,010 to €7,530); houses: €4,220 | October 2026 |
| Vincennes | €8,646 | not collected | October 2026 |
| Saint-Mandé | €8,599 | not collected | October 2026 |
| Charenton-le-Pont | €7,514 | not collected | October 2026 |
| Nogent-sur-Marne | €6,142 | not collected | October 2026 |
| Saint-Maurice | €5,880 | not collected | October 2026 |
| Le Kremlin-Bicêtre | €5,670 | not collected | October 2026 |
| Fontenay-sous-Bois | €5,570 | not collected | October 2026 |
| Maisons-Alfort | €5,435 | €5,400 (€4,010 to €6,620) | October 2026 |
| Le Perreux-sur-Marne | €5,398 | not collected | October 2026 |
| Saint-Maur-des-Fossés | €5,280 | not collected | October 2026 |
| Arcueil | €5,072 | €5,150 (€3,890 to €6,320) | October 2026 (Efficity: September) |
| Cachan | €4,981 | not collected | October 2026 |
| Mandres-les-Roses | €3,213 | €3,240 (€2,810 to €3,660) | October 2026 (Efficity: September) |
PAP gives DVF and PAP averages at 1 October 2026. These are averages across all floors and conditions, with no distinction for outdoor space, and "not collected" marks a page we could not read. An estimate is not a recorded sale price.
Buying in the Val-de-Marne
The département mixes investment buildings near Paris, large housing estates, recent residences, suburban houses and older villas along the Marne. Before buying with outdoor space, read the co-ownership rules, the minutes of the last three general meetings and the maintenance logbook. For a house, check the plot, the easements and the local urban plan rules, and ask whether the zone is liable to flooding: the Marne floods, and the flood-risk prevention plan can be consulted at the town hall. Include notary fees in the budget too.
Selling in the Val-de-Marne
Comparables vary a great deal between a street close to the Marne and a street close to the station, sometimes within the same commune. Your buyer has seen them, and will ask why your price sits above the commune average. A garden, a terrace or a balcony must be shown in photos and measured: for a flat, outdoor space is counted separately from the Carrez surface. The form at the foot of the page lets you request an estimate.
Questions about buying and selling in the Val-de-Marne
What notary fees should I expect in the Val-de-Marne?
On an existing property, about 7 to 8% of the price, most of it transfer duties. On €500,000, that is around €35,000 to €40,000, on top of the price. The percentage is the same in every commune of the département.
Does the surface of a flat have to be measured before buying?
The Carrez surface is compulsory in co-ownerships and appears in the listing and in the preliminary contract. An error of more than 5% in the buyer's disfavour gives a right to a price reduction, to be claimed within a year of the deed. Balconies and terraces do not count in that surface. For a house, the stated surface is not covered by the Carrez law: ask for the detail of the rooms and outbuildings.
How long does it take to buy or sell in the Val-de-Marne?
Allow two to three months in general between an accepted offer and signing at the notary: cooling-off period, buyer's loan, file documents, the town's pre-emption right. Finding the buyer or the property comes before that period.
Is my property in the Val-de-Marne subject to capital gains tax?
Not if it is your main home: it is exempt. For a second home or a let property, the gain is taxed at 19% plus social charges, with allowances depending on how long you have owned it. The income tax exemption is total after 22 years, and the social charges exemption after 30 years.
Frequently asked questions about the Val-de-Marne
What is the price per m² of a flat in the Val-de-Marne?
PAP gives €4,755 per m² at 1 October 2026 and Efficity €4,700. A 60 m² flat therefore comes to between €282,000 and €285,300, but the average hides a gap of €3,213 to €8,646 between communes.
What is the price of a house in Saint-Maur-des-Fossés?
PAP gives €6,884 per m² for houses and €5,280 for flats. A 150 m² house therefore comes to about €1,032,600 at the average price, to be compared with neighbouring houses of the same size and plot.
What is the price of a flat in Maisons-Alfort?
PAP gives €5,435 per m² and Efficity €5,400, in a range of €4,010 to €6,620. For 100 m², that comes to about €540,000 to €543,500.
What is the price of a flat in Le Perreux-sur-Marne or Le Kremlin-Bicêtre?
PAP gives €5,398 per m² in Le Perreux-sur-Marne and €5,670 in Le Kremlin-Bicêtre. For 100 m², that comes to about €539,800 and €567,000. Houses are at €6,368 and €6,261.
What is the price of a flat in Arcueil or Mandres-les-Roses?
PAP gives €5,072 per m² in Arcueil and €3,213 in Mandres-les-Roses, Efficity €5,150 and €3,240. For 100 m², that comes to between €507,200 and €515,000 in Arcueil, and between €321,300 and €324,000 in Mandres-les-Roses.
What is the price of a flat in Vincennes or Saint-Mandé?
PAP gives €8,646 per m² in Vincennes and €8,599 in Saint-Mandé. For 100 m², that comes to about €864,600 and €859,900. Houses there exceed €11,000 per m² at PAP.
Which is the cheapest commune on the page?
Mandres-les-Roses, at €3,213 per m² at PAP in October 2026, with +1.9% over one year. It has 4,876 inhabitants, about 25 kilometres from Paris, and no RER station.
Are prices rising or falling in the Val-de-Marne?
Sources disagree on the size of the move. PAP gives +1.3% over one year for the département and Efficity +0.1% for existing flats, while houses fall 2.5% at Efficity. Communes behave differently: PAP shows −4.1% in Arcueil and +1.9% in Mandres-les-Roses.
Does a balcony or terrace raise the price?
The published averages do not distinguish outdoor space. Floor, condition, fittings and address count as much as the balcony or terrace. It is better to compare neighbouring properties on the same floor than to rely on an average.
What kinds of outdoor space are there in the Val-de-Marne?
House and detached-house gardens, mostly along the Marne, balconies and terraces in apartment buildings, and ground-floor garden flats. Houses are numerous in Saint-Maur-des-Fossés, Le Perreux-sur-Marne and Mandres-les-Roses, and rarer near the Paris gates.
What are house prices in the Val-de-Marne?
PAP gives €4,883 per m² for the département, Efficity €4,220, with very wide gaps: PAP shows €12,865 in Saint-Mandé, €11,408 in Charenton-le-Pont and €3,597 in Mandres-les-Roses. The figures rest on few sales in several communes.
Which parks and Marne banks are there in the Val-de-Marne?
The Bois de Vincennes east of Paris, the 4-kilometre walkway along the Marne in Maisons-Alfort, the Parc du Vert-de-Maisons, the Parc du Saut du Loup in Le Perreux-sur-Marne, the Parc Pinel in Le Kremlin-Bicêtre, the parks of Arcueil and the Parc des Charmilles in Mandres-les-Roses. Place des Marronniers, in Saint-Maur-des-Fossés, is one of the largest squares in Île-de-France.
Which lines serve the Val-de-Marne?
RER lines A, B, D and E, metro lines 7 and 8, line 14 and tram T7 towards Orly. For a specific address, allow for the walk to the station before viewing.
How do I get to Saint-Maur-des-Fossés from Paris?
By RER A, which stops at Saint-Maur-Créteil, Le Parc de Saint-Maur, Champigny and La Varenne-Chennevières. Depending on the district, the station is more or less close: check the walking distance for the address you have in mind.
In "80 m² with a 15 m² terrace", is the terrace included?
No. The Carrez law does not count the terrace. A listing gives the living surface, plus the outdoor space. The per-m² prices on this page divide the price by the living surface alone.
What should I check on a garden or terrace in a co-ownership?
The co-ownership rules should say whether the space is private or a common part whose lot has exclusive use. For a ground-floor garden, also check who maintains it and what the deed allows to be built on it.
Who pays for waterproofing work on a terrace?
It is written in the co-ownership rules and in the minutes of the last three general meetings, which show the work voted or planned. Covering a terrace requires a double-majority vote and may need planning permission.
Can a foreign buyer buy in the Val-de-Marne?
Yes. French law sets no nationality restriction on buying property. Local support remains useful for financing and tax, especially for non-residents.
Which De Ferla agencies cover the Val-de-Marne?
The network's eight agencies are in Paris, none in the Val-de-Marne. The nearest to Arcueil and Le Kremlin-Bicêtre are Daguerre and Maine in the 14th. Their pages are on deferla.com and luxury-real-estate-paris.com. To compare agencies in the 14th, the independent guide choisirsonagence14e.com presents their profiles.
How do I see the properties with outdoor space for sale in the Val-de-Marne?
They are listed in the table at the foot of this page, with a link to each property's page. Fill in the form below the table: the De Ferla team calls you back to arrange a viewing. The agency numbers, 01 83 79 10 70 and 01 53 90 49 00, are also at the foot of the page.
Properties with outdoor space for sale in the Val-de-Marne
On 13 October 2026, 12 properties with declared or described outdoor space were for sale in this area, from €598,000 to €6,500,000: 2 flats, 9 houses and 1 other property. Each row links to the property's page, and the form is below the table.
| Ref. | Type | Town | Rooms | Surface | Outdoor space | Floor | Asking price | Page |
|---|---|---|---|---|---|---|---|---|
| 87332475 | Flat | Le Kremlin-Bicêtre | 4 | 81.38 m² | Garden + Terrace | Ground floor | €598,000 | View page |
| 86911580 | Flat | Maisons-Alfort | 4 | 97.31 m² | Mentioned in listing | 4th floor | €995,000 | View page |
| 86515784 | House | Mandres-les-Roses | 5 | 182.98 m² | Mentioned in listing | not stated | €1,150,000 | View page |
| 86650517 | Building | Arcueil | 7 | 266 m² | Mentioned in listing | not stated | €1,260,000 | View page |
| 86122306 | House | Saint-Maur-des-Fossés | 10 | 313 m² | Garden | not stated | €2,050,000 | View page |
| 86122561 | House | Saint-Maur-des-Fossés | 12 | 370.8 m² | Balcony + Garden | Top floor | €2,098,000 | View page |
| 86122568 | House | Saint-Maur-des-Fossés | 10 | 326 m² | Balcony + Garden + Terrace | not stated | €2,500,000 | View page |
| 85820427 | House | Saint-Maur-des-Fossés | 7 | 487 m² | Balcony + Garden + Terrace | not stated | €2,790,000 | View page |
| 85820330 | House | Le Perreux-sur-Marne | 10 | 520 m² | Garden + Terrace | not stated | €2,800,000 | View page |
| 85820095 | House | Saint-Maur-des-Fossés | 8 | 380 m² | Balcony + Garden + Terrace | Top floor | €3,600,000 | View page |
| 85957281 | House | Saint-Maur-des-Fossés | 15 | 536 m² | Terrace | Top floor | €3,980,000 | View page |
| 85820682 | House | Saint-Maur-des-Fossés | 9 | 1020 m² | Garden + Terrace | not stated | €6,500,000 | View page |
All prices are asking prices, agency fees paid by the buyer. The full list shows every listing in the area.
Updated: 14 October 2026. Sources: Wikipédia, Val-de-Marne, Wikipédia, Saint-Maur-des-Fossés, Wikipédia, Maisons-Alfort, Wikipédia, Le Perreux-sur-Marne, Wikipédia, Le Kremlin-Bicêtre, Wikipédia, Arcueil, Wikipédia, Mandres-les-Roses, PAP, Efficity, De Ferla network listings.
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