— auvergne-rhone-alpes · 74
Real estate prices in Les Clefs — investor simulator — September 2026
Median price per m² in Les Clefs
5 003 €/m²
- Dept. 74 rank No. 217 / 262
- 5-year trend +19 %
Half of sales between 2 929 €/m² and 5 763 €/m² (22 DVF sales).
DVF — DGFiP · median over 14 sales (2025)
Real estate market in Les Clefs
In Les Clefs, the price/sqm is around 5 003 € (+19 % over 5 years), a very attractive market for investors (grade A/5).
What investor yield in Les Clefs?
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: A (91/100)
— Read more
Understanding the Les Clefs real estate market
Marge de négociation à Les Clefs
À Les Clefs, la marge de négociation liée au marché est de 0 % à 3,5 % — Marché peu tendu — marge de manœuvre accrue, accès médecin généraliste 2,3 consult/an/hab — sous le seuil de tension médicale (2,5). (estimation indicative, 14 ventes)
Mais la décote se joue surtout bien par bien : un logement classé F ou G (passoire énergétique) se négocie nettement moins cher — environ un quart du prix en moins pour une maison classée G, près de 12 % pour un appartement (valeur verte 2024, Notaires de France / ADNOV, 552 850 ventes) — 22,1 % 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 →The 30 sales recorded in Les Clefs
Every property sale registered here between 2021 and 2025. 30 sales is not a market — it is too few to derive a reliable price per m². But these are the actual transactions, and the spread between them tells you more than any median could.
| Date | Type | Floor area | Land | Price | €/m² |
|---|---|---|---|---|---|
| October 2025 | Maison | 103 m² | 436 m² | 488 320 € | 4 741 €/m² |
| October 2025 | Maison | 110 m² | 823 m² | 455 750 € | 4 143 €/m² |
| August 2025 | Maison | 220 m² | 242 m² | 2 026 100 € | 9 210 €/m² |
| July 2025 | Maison | 68 m² | 794 m² | 331 650 € | 4 877 €/m² |
| July 2025 | Maison | 102 m² | 1 462 m² | 635 000 € | 6 225 €/m² |
| March 2025 | Maison | 49 m² | — | 714 240 € | 14 576 €/m² |
| March 2025 | Appartement | 27 m² | — | 118 280 € | 4 381 €/m² |
| February 2025 | Maison | 72 m² | 355 m² | 388 000 € | 5 389 €/m² |
| February 2025 | Maison | 120 m² | 619 m² | 438 000 € | 3 650 €/m² |
| December 2024 | Maison | 110 m² | 823 m² | 478 000 € | 4 345 €/m² |
| October 2024 | Maison | 51 m² | 40 m² | 414 020 € | 8 118 €/m² |
| September 2024 | Maison | 85 m² | 777 m² | 435 950 € | 5 129 €/m² |
| April 2024 | Appartement | 21 m² | — | 98 300 € | 4 681 €/m² |
| January 2024 | Maison | 96 m² | 361 m² | 848 050 € | 8 834 €/m² |
| June 2023 | Appartement | 21 m² | — | 130 990 € | 6 238 €/m² |
| May 2023 | Appartement | 104 m² | — | 187 000 € | 1 798 €/m² |
| April 2023 | Maison | 116 m² | 699 m² | 120 000 € | 1 034 €/m² |
| March 2023 | Appartement | 60 m² | — | 185 645 € | 3 094 €/m² |
| December 2022 | Maison | 102 m² | 1 462 m² | 605 000 € | 5 931 €/m² |
| December 2022 | Maison | 33 m² | 161 m² | 148 500 € | 4 500 €/m² |
| October 2022 | Maison | 135 m² | 1 171 m² | 442 260 € | 3 276 €/m² |
| September 2022 | Maison | 181 m² | 420 m² | 483 000 € | 2 669 €/m² |
| July 2022 | Appartement | 21 m² | — | 72 500 € | 3 452 €/m² |
| April 2022 | Maison | 80 m² | 805 m² | 204 430 € | 2 555 €/m² |
| March 2022 | Maison | 75 m² | 672 m² | 440 500 € | 5 873 €/m² |
| October 2021 | Maison | 115 m² | 865 m² | 465 350 € | 4 047 €/m² |
| August 2021 | Maison | 70 m² | 310 m² | 170 000 € | 2 429 €/m² |
| August 2021 | Maison | 135 m² | 409 m² | 1 003 300 € | 7 432 €/m² |
| June 2021 | Maison | 74 m² | 1 060 m² | 357 000 € | 4 824 €/m² |
| April 2021 | Maison | 82 m² | 150 m² | 357 760 € | 4 363 €/m² |
Source: DVF — DGFiP open data. No names, no exact addresses.
Range: half of sales between 2 929 €/m² and 5 763 €/m² (across 22 DVF sales, 3 years).
This market is defined above all by strong price appreciation (+19 % over 5y), and a dynamic, growing population (+7,9% over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Les Clefs within the auvergne-rhone-alpes regional market. On the rental side, the ANIL median apartment rent there is 14,3 €/sqm/month, an indicative gross yield of 3,4 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (7,9 %), 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 (+19 % over 5 years) determine the attractivity grade A 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 Les Clefs: 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 Les Clefs
— Your questions
Frequently asked questions
Are the prices/sqm in Les Clefs expensive?
The median DVF price is 5 003 €/sqm. For a 60 sqm apartment, that is around 300 181 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Les Clefs?
The indicative gross yield is 3,4 % (median rent 14,3 €/sqm/month × 12 ÷ median price 5 003 €/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.
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What does the A 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. A corresponds to a very attractive market (strong demand, balanced supply, low vacancy). Low rental risk, high capital-gain potential. 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 Les Clefs?
The median apartment price/sqm in Les Clefs 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 Les Clefs?
It depends how long you keep the home. In Les Clefs, a 60 sqm flat costs about €300 181 to buy and €860 a month to rent, a rent-to-price ratio of 3,4 % 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.