— ile-de-france · 95
Real estate prices in Pontoise — investor simulator — July 2026
Median price per m² in Pontoise
3 113 €/m²
- Dept. 95 rank No. 72 / 160
- 5-year trend -12 %
Half of sales between 2 415 €/m² and 3 914 €/m² (1 047 DVF sales).
DVF — DGFiP · median over 582 sales (2025)
Real estate market in Pontoise
In Pontoise, the price/sqm is around 3 113 € (-12 % over 5 years), a balanced market for investors (grade C/5).
What investor yield in Pontoise?
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: C (52/100)
— Read more
Understanding the Pontoise real estate market
Marge de négociation à Pontoise
À Pontoise, la marge de négociation liée au marché est de 0,5 % à 1 % — nitrates dans l'eau 26 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 1,7 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) — 8,5 % 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 2 415 €/m² and 3 914 €/m² (across 1 047 DVF sales, 3 years).
Price per m² by neighbourhood — Pontoise
| Neighbourhood | Median DVF price |
|---|---|
| Les Larris Verts | 3 222 €/m² |
| Les Larris Orange | 3 222 €/m² |
| La Palette | 3 211 €/m² |
| Res des Bourgognes | 3 203 €/m² |
| Les Etannets | 3 194 €/m² |
| La Justice | 3 188 €/m² |
| La Citadelle | 3 188 €/m² |
| Notre-Dame des Champs | 3 179 €/m² |
| Les Louvrais | 3 139 €/m² |
| Les Hauts de Marcouville | 3 108 €/m² |
| Les Quatre Feuilles | 3 108 €/m² |
| Les Maradas Bruns | 3 090 €/m² |
| La Pépinière | 3 088 €/m² |
| Les Arrangeons | 3 056 €/m² |
| Les Maheux | 3 056 €/m² |
| Les Larris Mauves | 2 863 €/m² |
| Les Maradas Verts | 2 856 €/m² |
| Les Larris Pourpres | 2 841 €/m² |
| Les Bocages Orange | 2 841 €/m² |
| Les Bocages Marines | 2 841 €/m² |
| Les Maradas Oranges | 2 841 €/m² |
| Les Bocages Bruns | 2 838 €/m² |
Median DVF (DGFiP) per neighbourhood, across 22 neighbourhoods.
This market is defined above all by a marked price decline (-12 % over 5y).
This median price, based on DVF transactions over the last 5 years (DGFiP Etalab), places Pontoise within the ile-de-france regional market. On the rental side, the ANIL median apartment rent there is 17,8 €/sqm/month, an indicative gross yield of 6,9 % before taxes, fees and vacancy.
The town is in strong demographic growth over 5 years (2,1 %), 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 (-12 % over 5 years) determine the attractivity grade C 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 Pontoise: 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 Pontoise
— Your questions
Frequently asked questions
Are the prices/sqm in Pontoise expensive?
The median DVF price is 3 113 €/sqm. For a 60 sqm apartment, that is around 186 808 € excluding acquisition fees (count +7 to 8 % notary fees in the existing market).
What rental yield can I expect in Pontoise?
The indicative gross yield is 6,9 % (median rent 17,8 €/sqm/month × 12 ÷ median price 3 113 €/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 C 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. C corresponds to a balanced market with no strong signal. To study depending on the exact location. 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 Pontoise?
The median apartment price/sqm in Pontoise 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 Pontoise?
It depends how long you keep the home. In Pontoise, a 60 sqm flat costs about €186 808 to buy and €1 067 a month to rent, a rent-to-price ratio of 6,9 % 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.