Le Pré-Saint-Gervais, Île-de-France
Île-de-France · Seine-Saint-Denis
Le Pré-Saint-Gervais is the smallest commune in Seine-Saint-Denis: seventy hectares between Paris, Les Lilas and Pantin, where everything is done on foot. Line 11 frames the town, millstone houses recall the village, and the market turns fast, faster than anywhere else in the East.
A property finder answers within one working day. A first confidential conversation, with no commitment.
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Le Pré-Saint-Gervais at a glance
01The market
In 2025, 775 sales were recorded in Le Pré-Saint-Gervais: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -7% since 2021 and +2% over one year: a market correcting, address by address.
Houses trade at a median of €8,100/m² against €6,600/m² for apartments: land and gardens pay for their scarcity.
Le Pré-Saint-Gervais shows a €6,600/m² median on flats in 2025, level with Les Lilas which extend it eastwards: line 11 borders the town and sets Châtelet ten minutes away. The stock mixes period flats in former houses, millstone homes and small co-ownerships without lifts.
The median has slipped only about seven percent since 2021, from €7,100 to €6,600/m², the mildest correction in this part of eastern Paris: 738 flat sales in 2025, a huge turnover for 18,000 residents. The town spins fast, properties change hands, prices hold.
Two vigilance points: density, which strains parking and schools, and house divisions whose compliance is checked room by room. The Pré-Saint-Gervais house, 37 sales in 2025 at €8,100/m², can still be found: millstone here plays the role of prestige.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €7,100/m² | 0 |
| 2022 | €7,000/m² | 0 |
| 2023 | €6,800/m² | 0 |
| 2024 | €6,500/m² | 0 |
| 2025 | €6,600/m² | 0 |
Median for apartments, year by year. A year without enough sales at the threshold is not published: the curve skips the year rather than inventing a point.
Source: DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales. Medians computed per transaction, published from 20 sales over the period. Market benchmarks, not an appraisal of your property. Updated: October 2026. The full survey, as open data
These prices are the registry’s. What your budget really buys in Le Pré-Saint-Gervais, address by address and condition included, is the first thing Home Select tells you at the first conversation.
A property finder answers within one working day. A first confidential conversation, with no commitment.
02The neighbourhoods
Three quarters: the centre and rue de Paris, Porte du Pré, the north and the millstone houses.
The heart fits into a few streets: the town hall, the church, the shops of rue de Paris, schools around. Everything is done on foot, including the trip into Paris.
To the south, the town carries on into the 19th without a break: lively streets, period buildings, line 11 stations two steps away. The address of short commutes.
To the north, the last millstone houses and their gardens, the quiet lanes: the original garden suburb, ten minutes from the metro.
Towards the north and the Lilas border, a few stone houses with gardens survive on the fringe: workers’ pavilions to renovate with respect, the industrial history of Le Pré written in the walls. A confidential market, between neighbours.
The town-centre axis, its shops and its schools: old one-bedrooms, often with beams, for a first purchase or a rental investment. Line 11 at Porte du Pré supports rental demand throughout the whole year.
To the south, the continuity with the neighbouring 19th: old faubourg buildings, workshops and small surfaces to renovate. The most affordable segment of the commune, to be examined with the surveys and the common parts.
Three buying profiles to place your own in Le Pré-Saint-Gervais. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Le Pré-Saint-Gervais, or between an apartment and a house? Home Select compares them for you, sale by sale and on video pre-viewings, before having you travel.
A property finder answers within one working day. A first confidential conversation, with no commitment.
03Living and buying
Le Pré is lived on foot from end to end: bakery, school, square, everything fits into ten minutes. Parisians from the 19th cross it without noticing, and that is the town’s mark: a quiet continuity.
The commune keeps traces of its guinguettes and gardens: low houses, millstone walls, neighbourhood squares. The town festival and the associations do the rest, a place where everyone knows everyone by first name.
Three projects, three markets
Le Pré-Saint-Gervais is a pocket commune: among the smallest of the ring by area, dense, leaning on the 19th and the 20th. Rental demand, young and active, follows line 11. Millstone houses and small co-ownerships make up the offer: the audit of the old stock, electrics and charges first, is systematic.
Le Pré serves as springboard and base: the flat bought as a first purchase, kept as a Parisian pied-à-terre when life moves on. The commune being tiny, everything is ten minutes on foot, from the métro to the market. Intermittent use combines with rental demand that absorbs everything.
Living in Le Pré-Saint-Gervais is a village within the city: millstone streets, schools on foot, métro 11 to the centre, and the Buttes-Chaumont minutes away. Families and young households share the pavilions and the small buildings. The trade-offs are parking, rare, and surface, quickly limited.
04From abroad
Le Pré-Saint-Gervais is crossed in ten minutes on foot and lives on line 11: Porte des Lilas, on its southern edge, runs down to République and Châtelet in about fifteen minutes, without a change. The continuity with the 19th and 20th happens seamlessly, the Ourcq canal and the parc des Buttes-Chaumont framing the commune. Paris is ten minutes away, Roissy and Orly about half an hour from the centre. For a buyer from afar, it is the most Parisian of communes: people come for the stone houses and the calm, two stops from the party.
The densest commune of its ring, Le Pré-Saint-Gervais draws a mixed and creative youth: Franco-foreign couples, craftspeople, young parents charmed by the neighbourhood schools and prices still contained around 6,600 euros per square metre. The foreign community is discreet and neighbours those of Les Lilas and Belleville, on foot. Bilingual services sit in Paris itself, line 11 leading there within minutes. Home Select unearths the stone houses and small co-ownerships the platforms never list.
Seven hundred and thirty-eight flat sales a year in a tiny town: a deep market for its size, and family flats go fast. Spring and the September restart structure the year. In summer the town breathes, and the nearby canal evenings draw Parisian buyers at the end of the day. The frankest negotiations close between November and February, when small flats to refresh come back to market.
Property finder in Le Pré-Saint-Gervais
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Le Pré-Saint-Gervais works for the buyer, and the buyer alone: searching, viewing, checking and negotiating on your behalf. The six steps of the search, access to properties that never appear in listings, and Home Select’s two offers are detailed below.
05The service
A buyer-side search mandate, a written method, fees due on success. Here is what you entrust to Home Select in Le Pré-Saint-Gervais.
They search on your behalf and for you alone, from the written brief to the checking of every document up to the final deed: the six steps are detailed below. Home Select works for the buyer, never for the seller.
A main home, a second home, a pied-à-terre or a long-term wealth purchase in Le Pré-Saint-Gervais, whether you are on site or abroad: the search is run remotely, video viewings included, up to the decisive viewing.
Home Select runs two offers, with the same full service: the Exclusive offer, an exclusive mandate, 2.5% of the net purchase price, minimum €10,000 incl. VAT, at every budget; the Confidential offer, a simple mandate reserved for projects of €2m and above, 1.5% of the net purchase price, dedicated to off-market properties. In both cases, nothing is due until you have bought.
Home Select completes a search in 45 days on average, with 3 viewings on average instead of more than 40, and gives a first answer within one working day.
The six steps of your hunt
Everything starts with a thorough conversation: the use of the property, the real budget, the non-negotiable criteria, the calendar. This written framing becomes the roadmap of the hunt, and avoids the months lost viewing beside the point.
A written brief, and a search launched within the week.
Home Select covers the whole market: published listings, and above all what is never displayed anywhere. Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and approaches owners directly when the setting calls for it.
Home Select receives more than 100 off-market properties from its network every day.
Every lead is verified, visited or analysed for you: commented video, technical sheet, first figures. You only travel for properties that truly match the brief.
Home Select arranges only 3 viewings on average, instead of 40.
The offer is drafted and defended by Home Select, complete file in hand. The negotiation covers the price, but also the conditions, the timelines and the works revealed.
Home Select negotiates 6% off the asking price on average.
Preliminary contract read line by line, surveys, co-ownership rules, charges, easements: every document is checked before you commit. Local points of vigilance, from the coast to the mountains, are in Home Select’s checklists.
Every document checked before you commit.
Home Select stays by your side through to the signing before the notaire, and after: contractors, formalities, moving. Its work ends when you are settled in, not when the deed is signed.
Home Select takes a search from the brief to the authentic deed in 45 days on average.
Discover the method in detail Every step of buying in France
| Searching alone | With Home Select | |
|---|---|---|
| Viewings | 40+ viewings | 3 viewings on average |
| Search duration | 6 months | 45 days on average |
| Your time invested | 150 hours | 15 hours |
Plus a negotiation led for you: Home Select secures 6% off the asking price on average.
What negotiation weighs
Home Select is paid 100% on success: nothing is due until you have bought.
Many houses were split into lots: surfaces, meters, ventilation, the history of permits is rebuilt before the offer, with town hall and notary to hand.
Density makes space scarce: a rented parking spot or a lot with a box changes daily use. Check the street’s parking rules before signing.
The stone needs specific care, joints and damp first: a specialist survey avoids nasty surprises after the crush at first sight.
A property finder answers within one working day. A first confidential conversation, with no commitment.
06Off-market properties
A share of the finest sales in Le Pré-Saint-Gervais completes without ever being listed. Home Select receives more than 100 properties every day from its 15,000 professional partners before publication, and also approaches owners directly when the setting calls for it.
These properties are not online: they are shown against a written brief, never a listing. Yours begins with a conversation.
Describe your project in Le Pré-Saint-Gervais07Fees
Home Select is paid 100% on success: nothing is due until you have bought.
Which offer fits your project?
08Client reviews
Nous à été très très satisfaits des services de Sophie. Elle a été efficace, disponible, et très fine pour sentir précisément nos besoins et envies. Grâce à elle, nous avons réalisé un achat qui nous va, et nous avons trouvé en 3 mois alors que nous cherchions depuis 1 an et demi. Un très très grand merci et nous vous la recommandons chaleureusement !
Mélanie B. Trouvé en 3 mois après 18 mois seuls
Basé en province, l’accompagnement pour ma recherche d’un appartement a été à la hauteur de mes attentes : écoute, réactivité, disponibilité et tout cela sans pression. Merci Catherine..
François D. Acheteur basé en province
Super expérience avec Home Select. Le professionnalisme, la disponibilité et l’écoute client de Gwenaelle nous ont permis de trouver un appartement en 2 mois. Son accompagnement et ses conseils ont été clés et parfaitement adaptés pour une recherche à l’international depuis Chicago. Nous recommandons vivement ses services.
Stéphanie et Nicolas P. Recherche depuis l’étranger
Google reviews, gathered through fifteen years of searches. 4.8/5 on Google · 1,200+ buyers guided. Client reviews
09Your project
The questions common to every city (purchase costs, remote search, choosing your finder) are gathered on one page: all the frequently asked questions.
Because the local market has its own rules. The smallest commune in Seine-Saint-Denis: seventy hectares, everything on foot. A property finder works for you alone, on the buyer’s side: daily monitoring, access to off-market sales, strict shortlisting and negotiation. Since 2011, Home Select has run more than 1,200 searches with this method, rated 4.8/5 on Google.
Based on actual recorded sales (DVF / DGFiP via data.gouv.fr, April 2026 release, 2025 sales), the median price in Le Pré-Saint-Gervais stands at €6,600/m² for an apartment and €8,100/m² for a house. These medians are market benchmarks, not an appraisal: the address, the floor, the condition and scarcity make the final price.
The median stands at €6,600/m² in 2025: a 40 sqm one-bedroom trades around €265,000, a 60 sqm two-bedroom around €395,000. Millstone houses sit above the median, small units below.
For neighbourliness by the kilometre: the department’s smallest commune fits into fifteen minutes, line 11 frames the town, and prices have barely moved since 2021. A steady value for a first purchase or a family base.
Same median, €6,600/m², same line 11: Les Lilas offer the town hall and the shopping street, Le Pré discretion and more millstone houses. The trade-off is made by the street, not by the commune.
In 2025, 775 sales were recorded in Le Pré-Saint-Gervais: enough to choose from, never enough for the finest addresses. The median for apartments has moved -7% since 2021 and +2% over one year: a market correcting, address by address.
Home Select completes its searches in 45 days on average, with 3 viewings on the client side instead of 40 and about fifteen hours of your time. In Le Pré-Saint-Gervais, the exact calendar depends on how rare the target property is: it is framed at the brief, then held.
Through the network and direct approach: Home Select receives more than 100 properties every day from its 15,000 professional partners before they go on sale, and also contacts owners when the setting calls for it. In Le Pré-Saint-Gervais, the monitoring starts with two sectors: the centre and rue de Paris, then Porte du Pré and the south. That is often where the unfindable property is.
Same line 11, same median at €6,600/m²: Les Lilas offer the shopping street and the Temps des cerises festival, Le Pré discretion, more varied lots and easier-to-find millstone houses. The choice is made by the street.
Very: 738 flat sales in 2025 for 18,000 residents, one of the highest turnover rates in the inner ring. Correctly priced properties find a taker within weeks.
A few school groups serve the town: class sizes and catchments are checked street by street, and folded into the brief when schools drive the purchase.
Rarely for Paris, often for weekend shopping: line 11 and the buses cover daily life. Families keep one car, and parking spaces are negotiated with the lot.
Home Select, a property finder in Le Pré-Saint-Gervais, charges 2.5% of the net purchase price (minimum €10,000 incl. VAT) on the Exclusive offer, or 1.5% on the Confidential offer for projects of €2m and above. Home Select is paid on success only: nothing is due until you have bought.
What happens next
A first confidential conversation, with no commitment. A property finder answers within one working day.
It takes 1 minute.
Or call Home Select directly on 01 78 76 78 10
Going further
Île-de-France
One maison, one method, the same fees: the search does not stop at the limits of Le Pré-Saint-Gervais. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
Seine-Saint-Denis Les Lilas €6,600/m² The centre and the town hall · Porte des Lilas 
Seine-Saint-Denis Bagnolet €5,200/m² The centre and the town hall · Porte de Bagnolet and Gallieni 
Seine-Saint-Denis Saint-Ouen-sur-Seine €6,600/m² The town hall and Garibaldi · The flea market Apartment finder in Les Lilas Apartment finder in Bagnolet Apartment finder in Saint-Ouen-sur-Seine
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Whole area: property finder in Île-de-France
Your search covers Le Pré-Saint-Gervais and Les Lilas? One mandate, one brief, and both markets compared sale by sale.
Describe your project across both townsNot yet chosen your town in Île-de-France? The brief starts from the area and narrows down with you, viewing after viewing.
Describe your project across the whole areaPrefer another channel? Call Home Select on 01 78 76 78 10, send a WhatsApp message or choose the time of the first conversation.
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Your project in Le Pré-Saint-Gervais
Tell Home Select what you are looking for
A first confidential conversation, with no commitment: how the property will be used, the real budget, the non-negotiable criteria, the timing. The search starts there.
Or call Home Select on 01 78 76 78 10
A property finder answers within one working day. A first confidential conversation, with no commitment.
