— ile-de-france · 95
Real estate prices in Herblay-sur-Seine — investor simulator — July 2026
Median price per m² in Herblay-sur-Seine
3 749 €/m²
- Dept. 95 rank No. 142 / 160
- 5-year trend -14 %
Half of sales between 3 410 €/m² and 4 538 €/m² (1 046 DVF sales).
DVF — DGFiP · median over 583 sales (2025)
Real estate market in Herblay-sur-Seine
In Herblay-sur-Seine, the price/sqm is around 3 749 € (-14 % over 5 years), a attractive market for investors (grade B/5).
What investor yield in Herblay-sur-Seine?
Indicative calculation. Excludes taxes, notary fees, vacancy and works. 5-year attractivity index crosses DVF + INSEE demography + Sit@del permits + Filocom vacancy.
Net annual yield
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5-year attractivity index: B (63/100)
— Read more
Understanding the Herblay-sur-Seine real estate market
Marge de négociation à Herblay-sur-Seine
À Herblay-sur-Seine, la marge de négociation liée au marché est de 0,5 % à 1 % — nitrates dans l'eau 22 mg/L (nettement au-dessus de la médiane nationale), atteintes enregistrées 55 pour 1000 hab (nettement au-dessus de la médiane nationale), accès médecin généraliste 2,3 consult/an/hab — sous le seuil de tension médicale (2,5).
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie -5 à -10 % de plus (décote énergétique, source ADEME) — 6,7 % des logements le sont ici ; un bien A-D performant part, lui, du prix du marché.
Un conseiller immobilier peut vous accompagner sur cette négociation →Range: half of sales between 3 410 €/m² and 4 538 €/m² (across 1 046 DVF sales, 3 years).
Price per m² by neighbourhood — Herblay-sur-Seine
| Neighbourhood | Median DVF price |
|---|---|
| ZAC de la Patte d'Oie | 3 783 €/m² |
| Les Quais de Seine | 3 693 €/m² |
| La Butte de la Tuile | 3 668 €/m² |
| La Roue | 3 668 €/m² |
| Les Bayonnes | 3 650 €/m² |
| Les Bournouviers | 3 650 €/m² |
| L'Orme Brûlé | 3 642 €/m² |
| La Martinière | 3 637 €/m² |
| Les Courlains | 3 633 €/m² |
| Les Cailloux Gris | 3 596 €/m² |
| Les Chênes | 3 503 €/m² |
| Les Copistes | 3 372 €/m² |
| Les Buttes Blanches | 3 346 €/m² |
| ZAC des Bellevues | 3 316 €/m² |
Median DVF (DGFiP) per neighbourhood, across 14 neighbourhoods.
This market is defined above all by a marked price decline (-14 % over 5y), and a dynamic, growing population (+8,7% over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Herblay-sur-Seine within the ile-de-france regional market. On the rental side, the ANIL median apartment rent there is 19,6 €/sqm/month, an indicative gross yield of 6,3 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (8,7 %), with construction activity low (little new construction, tight market on existing stock). Housing vacancy is low (tight rental market, secure rents). These three factors crossed with the recent price trend (-14 % over 5 years) determine the attractivity grade B shown above.
Note: DVF covers registered transactions excluding non-finalised off-plan sales, and ANIL publishes medians (not averages — the rent distribution is pulled up by exceptional properties). For a fine analysis at the exact address, use the simulator above or the town's full profile.
Sources: DVF (DGFiP Etalab) — rolling 5-year medians, ANIL — rent map, INSEE pop_evol — 5-year demographics, Sit@del — 24-month building permits, Filocom (DGFiP / SDES) — housing vacancy. The attractivity grade and 5-year capital gain are NTYP estimates (proprietary weighting of the data above, independent of any affiliation) — see our methodology.
— Live calculations
Every dimension, in euros.
On this page, 6 calculations with the real figures for Herblay-sur-Seine: whether to buy or rent, how much to negotiate, the monthly mortgage payment, the net rental yield, the monthly cashflow and the energy bill.
Method and assumptions detailed in Transparency.
← View full report for Herblay-sur-Seine
— Your questions
Frequently asked questions
Are the prices/sqm in Herblay-sur-Seine expensive?
The median DVF price is 3 749 €/sqm. For a 60 sqm apartment, that is around 224 921 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Herblay-sur-Seine?
The indicative gross yield is 6,3 % (median rent 19,6 €/sqm/month × 12 ÷ median price 3 749 €/sqm). The net yield after charges, property tax, vacancy and taxes is generally 30 to 45 % lower. Use the simulator above to personalise it to your case.
What does the B 5-year attractivity grade mean concretely?
The index crosses 4 factors over the last 5 years: DVF price trend, INSEE demographic trend, Sit@del building permits and Filocom vacancy. B corresponds to an attractive market (solid fundamentals). A good yield/risk trade-off. The full method is documented in the Methodology section.
Can future prices be predicted from the last 5 years?
Not reliably. The past price change (shown above, DVF source) describes the recent market — it does not foretell the future. Property markets tend to revert to their mean: a town that rose or fell sharply does not mechanically keep going the same way, and rates, the wider economy or a local shock weigh more than any extrapolation. That is why we show the observed change and the real drivers (demographics, vacancy, building permits) rather than a speculative future capital gain.
Is it better to buy an apartment or a house in Herblay-sur-Seine?
The median apartment price/sqm in Herblay-sur-Seine is typically 5 % above the house price/sqm (houses offer more usable surface but a lower €/sqm ratio thanks to the land share). For a rental investment, the apartment generally offers a better yield (more tenants, simpler management, lower urban vacancy). The house is rather preferable for a family primary residence or a heritage project with valuable land.
Is it better to buy or rent in Herblay-sur-Seine?
It depends how long you keep the home. In Herblay-sur-Seine, a 60 sqm flat costs about €224 921 to buy and €1 175 a month to rent, a rent-to-price ratio of 6,3 % gross per year. That ratio decides, not the price level.
Buying adds costs renting never pays — transfer duties, notary fees, property tax, maintenance — which must be recouped first. The “Buy or rent” calculator on this page works out the year the balance tips.