Les Lilas, Île-de-France
Île-de-France · Seine-Saint-Denis
Les Lilas is the village on the hill: line 11 runs down to Châtelet in ten minutes, rue de Paris links the town hall to the shops, and garden houses cover the heights. A small, dense town, proud of its Temps des cerises, where the market plays out address by address.
A property finder answers within one working day. A first confidential conversation, with no commitment.
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Les Lilas at a glance
01The market
In 2025, 274 sales were recorded in Les Lilas: enough to choose from, never enough for the finest addresses.
The median for apartments has moved -11% since 2021 and 0% over one year: a market correcting, address by address.
Houses trade at a median of €8,300/m² against €6,600/m² for apartments: land and gardens pay for their scarcity.
Les Lilas show a €6,600/m² median on flats in 2025, a step above Bagnolet at the bottom of the hill: line 11 explains everything, ten minutes to Châtelet. The stock mixes small period flats, garden houses and small co-ownerships, often without lifts.
The median has slipped by about eleven percent since 2021, from €7,400 to €6,600/m², then held in 2024 as in 2025: the fall stopped earlier than elsewhere. 255 flat sales and 19 house sales in 2025, a small town with a concentrated market, where the rare property goes fast.
Two vigilance points: two-lot co-ownerships, sometimes without accounts or written rules, and divided houses whose history is checked at the notary’s. The Lilas house, 19 sales in 2025, trades at €8,300/m²: the garden pays.
View the fees Calculate the notary fees Off-market properties
| Year | Median | Sales counted |
|---|---|---|
| 2021 | €7,400/m² | 0 |
| 2022 | €7,500/m² | 0 |
| 2023 | €7,100/m² | 0 |
| 2024 | €6,600/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 Les Lilas, 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 pieces of town: the centre and the town hall, Porte des Lilas, the heights and the houses.
The heart around the town hall and rue de Paris: modest-sized period buildings, shops, cafés. The Lilas village, ten minutes from Châtelet.
The gate and its street market, one of the great markets of eastern Paris: the liveliest quarter, between the 19th and 20th arrondissements, Sunday walks included.
Climbing towards Romainville, the streets quieten: houses, gardens, lanes in cul-de-sacs. Homes here pass between families more than they sell.
Towards Romainville, the climbing streets line up stone pavilions, gardens and views over all of Paris: the great argument of Les Lilas. Houses to renovate with care, the state of roofs and retaining walls driving the budget.
The village’s shopping axis, its cafés and its line 11: old one and two-bedrooms, often with beams, for a first purchase or a pied-à-terre fifteen minutes from Châtelet. The most liquid segment of the town.
Around the town hall and the schools, small old co-ownerships offer modest surfaces at contained prices: the choice of young households and of investors alike. Low charges, with upkeep works to plan ahead.
Three buying profiles to place your own in Les Lilas. Orientation pointers, which your property finder refines with you at the brief.
Hesitating between two neighbourhoods in Les Lilas, 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
Les Lilas is lived at the top of the hill: rue de Paris links everything, the shops are gathered on foot, and line 11 runs down to Châtelet in the morning. The street market by the gate, several times a week, draws all of the East.
The town keeps a working village soul: millstone houses, workshops, gardens, and every spring the Temps des cerises festival taking over the streets. Paris lies below, yet people go down less than they think.
Three projects, three markets
Les Lilas plays the village card: garden pavilions and small period co-ownerships, métro 11 ten minutes from the heart of Paris. Rental demand comes from young households climbing up from the 20th on line 11. Houses, rare at sale, go between insiders: monitoring and the network make the deal.
Les Lilas serve as a first pavilion rung: the garden house bought when intramuros Paris becomes too tight, often kept as an anchor in the Paris region. The village, its stairs and its sloping streets make the charm. Check the real distance to the métro: the commune rises up the heights.
Living in Les Lilas is a village on the Paris heights: the rue de Paris and its shops, the schools, métro 11 running down to Place de la République. Pavilions and small co-ownerships make a quiet daily life ten minutes from Châtelet. Families find the house the neighbouring 20th only offers in tight rows.
04From abroad
Les Lilas hold on to their line 11: Mairie des Lilas and Serge Gainsbourg stations run down to République, Les Halles and Châtelet in about fifteen minutes, without a change, and the recent extension towards Rosny strengthens the whole eastern axis. Porte des Lilas, the great weekend street market, stitches the town to Paris. The town is ten minutes from the centre, Roissy and Orly about half an hour away. For a buyer from afar, Les Lilas offer the village tone of the butte without the prices of Belleville.
The village draws a creative community spilling over from the neighbouring 20th: artists, musicians and mixed families who like rue de Paris, its cafés and its market, steps from the slopes of Belleville. Students of the north-eastern schools add to it, often as tenants. The foreign community stays human-scale, the bilingual offer sitting in Paris itself, a few stops away. Median prices, around 6,600 euros per square metre, remain below the capital’s: Home Select guides buyers in search of houses with gardens, very rare at this distance from the centre.
Two hundred and fifty-five flat sales and nineteen house sales a year: scarce supply, mostly of houses, trading largely off-market. Spring, gardens in bloom, is the season for pavilions; the September restart the one for flats. The great weekend market at Porte des Lilas brings a Parisian crowd that discovers the town. The frankest negotiations happen between November and February, on small flats to refresh.
Property finder in Les Lilas
Everything above, Home Select reads for you. Everything below, its property finders do for you.
A property finder in Les Lilas 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 Les Lilas.
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 Les Lilas, 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 buildings hold two or three lots: no professional managing agent, approximate accounts. The history and by-laws are reread before the offer.
The hill sets its rule: an address seven minutes from the metro downhill costs fifteen climbing back at night. Test the return, not the way out.
The 2024 extension changed frequencies and connections: addresses near the stations benefit first, and the premium is checked at the viewing.
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 Les Lilas 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 Les Lilas07Fees
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. Line 11: ten minutes to Châtelet, and an extension towards Rosny since 2024. 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 Les Lilas stands at €6,600/m² for an apartment and €8,300/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. Garden houses sell above, often between private sellers.
For line 11 and the village: ten minutes to Châtelet, a town hall set on rue de Paris, local shops and the market by the gate. At €6,600/m², the town offers one of eastern Paris’s best price-to-commute ratios.
The extension towards Rosny, opened in 2024, turns Mairie des Lilas into a through station: frequency rises, the terminus disappears. The price effect is debated, but the line’s ridership and appeal have only grown.
In 2025, 274 sales were recorded in Les Lilas: enough to choose from, never enough for the finest addresses. The median for apartments has moved -11% since 2021 and 0% 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 Les Lilas, 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 Les Lilas, the monitoring starts with two sectors: the centre and the town hall, then Porte des Lilas. That is often where the unfindable property is.
€1,400/m² between the two medians, €6,600 against €5,200: Les Lilas sell line 11 and the village, Bagnolet the low price and the houses. Ten minutes to Châtelet against fifteen of commute: the difference is paid for, and yours to weigh.
Yes, 19 sales in 2025 at an €8,300/m² median: garden houses, mostly towards the heights. It is a network market, and we track it for our clients all year round.
Rue de Paris concentrates bakeries, cafés and services, and the Porte des Lilas street market completes the offer several times a week: the town is lived without a car.
The median settled at €6,600/m² in 2024 as in 2025, after an eleven percent fall since 2021: the plateau is reached or near, the rest depends on the property and its street.
Home Select, a property finder in Les Lilas, 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 Les Lilas. Many projects play out over two or three towns, and the brief allows for it from the first conversation.
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 
Seine-Saint-Denis Saint-Denis €4,100/m² The centre and the basilica · La Plaine and the Stade de France Apartment finder in Bagnolet Apartment finder in Saint-Ouen-sur-Seine Apartment finder in Saint-Denis
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Whole area: property finder in Île-de-France
Your search covers Les Lilas and Bagnolet? 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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Type it in: Home Select hunts wherever your project takes you, and answers within one working day.
Your project in Les Lilas
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.
