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Combs-la-Ville
Large city · 77380 · Île-de-France
👥 Population
23 350
2023 · INSEE
🏠 Median price /m²
3 016 €
📈 4% since 2015
💰 Gross yield
6.8 %
rent / purchase price
⚡ Avg. energy rating
C
✅ 5.8 % energy sieves (F-G) (F-G)
🎯 Investment score Average
Combs-la-Ville — Score 57/100.
57
💰 Yield52
🌳 Quality of life60
📊 Dynamism73
💸 Affordability17
🛡️ Safety63
⚡ Energy rating81
🏠 Property prices
DVF · 102 Transactions · Combs-la-Ville
🏢 Apt. /m²
3 016 €
🏡 House /m²
3 155 €
📋 Transactions
102
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Meaux | 3 121 € | 2 812 € | 600 | 56 905 |
| Chelles | 3 548 € | 3 750 € | 531 | 54 620 |
| Melun | 2 827 € | 3 000 € | 496 | 45 995 |
| Pontault-Combault | 4 022 € | 3 726 € | 349 | 39 096 |
| Savigny-le-Temple | 2 700 € | 2 855 € | 202 | 31 148 |
| Bussy-Saint-Georges | 4 376 € | 4 088 € | 344 | 27 498 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
17.06 €/m²
monthly
💰 Gross yield
6.8 %
⏳ Payback period
14.7 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
94.7 %
🏖️ Secondary homes
0.7 %
🚪 Vacant homes
4.5 %
🏢 Apartments
48.0 %
51.2 % houses
🎯 Pinel zoneⓘOfficial Pinel zoning. A Bis = very high tension (Paris, French Riviera), A = high tension (metropolises), B1 = moderate, B2 = low, C = relaxed market.
A
Strong tension
⚖️ Tense area (ALUR law)ⓘTense area under article 232 of the French Tax Code (CGI) / ALUR law. Enables rent control and applies the vacant housing tax.
Yes
Rent control possible
💶 Local taxation
REI · DGFIP · Exercice 2024
🏠 Property tax (built)ⓘMunicipal property tax rate on built properties (TFB). Applied to the cadastral rental value to calculate the owner's annual property tax.
45.470 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
108.610 %
🏘️ Housing tax
24.640 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
7.320 %
🏢 CFE
26.50 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
23 350
2023
📐 Area
14.52 km²
1608 inh/km²
💶 Median income
24 650 €
📊 Median age
38.4 yrs
37.7% under 30
💼 Activity rate
77.5 %
ages 15-64
📉 Unemployment rate
9.8 %
2021 census
🎯 Poverty rateⓘShare of population living below the poverty line (60% of national median income). Source FILOSOFI 2021, calculated only for municipalities ≥ 2,000 inhabitants.
12.0 %
60% FILOSOFI threshold
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
3 553
SIRENE database 2026
✨ 2024 creations
416
+20.2% vs 2023
📊 2023 creations
346
💼 Economic density
152
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Combs-la-Ville - Quincy
À 2.25 km · Segment B
🏙️ Urban attraction areaⓘUrban Attraction Areas (INSEE 2020): municipal classification based on commuting relationships with urban hubs. Main hub / secondary / suburban crown / outside.
Paris
Secondary hub
🏛️ IntercommunalityⓘEPCI — Public Establishment for Intermunicipal Cooperation. Community of communes, agglomeration, urban or metropolitan community grouping the municipality with its neighbors.
CA Grand Paris Sud Seine Essonne Sénart
EPCI
📍 Rail access
Good
Station distance
🎓 Education
National Education API
📚 Schools
2
🏫 Middle schools
2
🎓 High schools
1
🏆 Baccalaureate results
| High school | Type | Pass rate | Honors | V.A. |
|---|---|---|---|---|
| LYCEE GALILEE | public | 92.0 % | — | -3.0 |
🎯 Brevet exam (2021)ⓘBrevet (DNB) — French middle school exam. The rate shown is the average across public and private middle schools in the municipality, latest published session.
85.5 %
Average pass rate · 3 middle schools
📊 Niveau social des établissements
Indicateur Éducation nationale du milieu social des élèves (moyenne nationale ≈ 103). Plus élevé = plus favorisé.
🏫 Middle school IPS
| Middle school | Sector | IPS |
|---|---|---|
| COLLEGE LES CITES UNIES | public | 106.3 |
| COLLEGE LES AULNES | public | 98.3 |
🏥 Healthcare
BPE · FINESS
💊 Pharmacies
5
🔬 Laboratories
1
🏥 Établissements de santé
24
Source FINESS
👵 EHPAD
2
💊 Pharmacies
5
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
312
📋 Commerce
75
📋 Enseignement
21
🏥 Sante
116
🚆 Transport
81
⚽ Sport
31
🎭 Culture
1
🏛️ Public services
Public Service Directory API · 1 services
| Category | Qty | Examples |
|---|---|---|
| 📋 service public | 1 | Centre communal d'action sociale (CCAS) - Combs-la-Ville |
🛡️ Safety
SSMSI · SSMSI · Ministry of the Interior
| Indicator | Incidents | Rate ‰ | Nat. average | Gap |
|---|---|---|---|---|
| Destructions et dégradations volontaires | 163 | 7.00 ‰ | 7.2 ‰ | Dans la moyenne |
| Escroqueries et fraudes aux moyens de paiement | 135 | 5.80 ‰ | 6.3 ‰ | Dans la moyenne |
| Violences physiques intrafamiliales | 105 | 4.50 ‰ | 4.2 ‰ | Dans la moyenne |
| Vols sans violence contre des personnes | 96 | 4.10 ‰ | 7.3 ‰ | -44 % vs moy. |
| Usage de stupéfiants | 87 | 3.70 ‰ | 8.4 ‰ | -56 % vs moy. |
| Vols de véhicule | 75 | 3.20 ‰ | 2.4 ‰ | +33 % vs moy. |
| Cambriolages de logement | 73 | 7.30 ‰ | 7.5 ‰ | Dans la moyenne |
| Vols dans les véhicules | 69 | 3.00 ‰ | 5.2 ‰ | -42 % vs moy. |
| Vols d'accessoires sur véhicules | 69 | 3.00 ‰ | 3.7 ‰ | -19 % vs moy. |
| Usage de stupéfiants (AFD) | 59 | 2.50 ‰ | 7.5 ‰ | -67 % vs moy. |
| Violences physiques hors cadre familial | 43 | 1.80 ‰ | 4.0 ‰ | -55 % vs moy. |
| Violences sexuelles | 24 | 1.00 ‰ | 2.4 ‰ | -58 % vs moy. |
| Trafic de stupéfiants | 14 | 0.60 ‰ | 2.2 ‰ | -73 % vs moy. |
| Vols violents sans arme | 12 | 0.50 ‰ | 1.0 ‰ | -50 % vs moy. |
⚡ Energy performance
119 DPE · ADEME
📊 Energy rating distribution
A
0.0 %
B
0.0 %
C
44.5 %
44.5 %
D
38.7 %
38.7 %
E
10.9 %
10.9 %
F
5.0 %
G
0.8 %
5.8 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
⚠️ Natural and technological risks
Géorisques API · 5 risks identified
Mouvement de terrain
Par une crue à débordement lent de cours d'eau
Tassements différentiels
Transport de marchandises dangereuses
Inondation
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 57 742 analyses · CDA GRAND PARIS SUD
⚗️ Physicochemistry
✅ Compliant
📋 analyses
57 742
⚡ EV charging stations
IRVE
🔌 Stations
66
⚡ Charge points
155
🚀 Incl. fast charging
13
🎯 Municipalities with a similar score
Same region, score close to
Vitry-sur-Seine
94400
57/100
93 963 Inhabitants
Colombes
92700
57/100
91 053 Inhabitants
Aulnay-sous-Bois
93600
57/100
87 599 Inhabitants
Tremblay-en-France
93290
57/100
38 348 Inhabitants
Athis-Mons
91200
57/100
36 613 Inhabitants
Pontoise
95000
57/100
31 970 Inhabitants
Taverny
95150
57/100
27 593 Inhabitants
Limeil-Brévannes
94450
57/100
27 406 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Varennes-Jarcy | 2.3 km | 50/100 | 2 465 |
| Périgny | 4.3 km | 57/100 | 2 724 |
| Moissy-Cramayel | 4.2 km | 50/100 | 18 511 |
| Lieusaint | 4.1 km | 48/100 | 14 017 |
| Brie-Comte-Robert | 4.3 km | 54/100 | 19 003 |
| Boussy-Saint-Antoine | 4.4 km | 49/100 | 8 097 |
| Quincy-sous-Sénart | 4.0 km | 33/100 | 9 477 |
| Mandres-les-Roses | 5.6 km | 34/100 | 4 922 |
❓ Frequently asked questions about Combs-la-Ville
What is the price per m² in Combs-la-Ville? ▶
The median price per m² in Combs-la-Ville is 3 016 €.
What is the rental yield in Combs-la-Ville? ▶
The gross rental yield in Combs-la-Ville is 6.8%.
Is Combs-la-Ville a good real estate investment? ▶
Combs-la-Ville has a ScorCity score of 57/100, making it an interesting investment.
What is the average energy rating in Combs-la-Ville? ▶
The most common energy rating class in Combs-la-Ville is C.
What are the natural risks in Combs-la-Ville? ▶
5 risks are identified in Combs-la-Ville: Mouvement de terrain, Par une crue à débordement lent de cours d'eau, Tassements différentiels.