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Enghien-les-Bains
Medium city · 95880 · Île-de-France
👥 Population
11 432
2023 · INSEE
🏠 Median price /m²
4 971 €
📈 -10% since 2015
💰 Gross yield
5.1 %
rent / purchase price
⚡ Avg. energy rating
E
🔴 31.7 % energy sieves (F-G) (F-G)
🎯 Investment score Low
Enghien-les-Bains — Score 31/100.
Why this score? This score is penalized mainly by a high purchase price for the area (5/100) and improvable safety statistics (9/100).
31
💰 Yield24
🌳 Quality of life71
📊 Dynamism66
💸 Affordability5
🛡️ Safety9
⚡ Energy rating16
🏠 Property prices
DVF · 132 Transactions · Enghien-les-Bains
🏢 Apt. /m²
4 971 €
🏡 House /m²
6 249 €
📋 Transactions
132
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Argenteuil | 3 437 € | 3 875 € | 967 | 106 130 |
| Cergy | 3 224 € | 2 878 € | 571 | 70 906 |
| Sarcelles | 1 985 € | 3 125 € | 300 | 59 173 |
| Garges-lès-Gonesse | 2 312 € | 3 258 € | 190 | 41 791 |
| Franconville | 3 000 € | 4 000 € | 419 | 37 754 |
| Bezons | 3 875 € | 4 573 € | 282 | 36 434 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
21.05 €/m²
monthly
💰 Gross yield
5.1 %
⏳ Payback period
19.7 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
87.1 %
🏖️ Secondary homes
3.3 %
🚪 Vacant homes
9.7 %
🏢 Apartments
76.0 %
22.2 % 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.
Abis
Very 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.
32.150 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
90.440 %
🏘️ Housing tax
20.150 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
4.920 %
🌾 Land tax (unbuilt) REI
0.55 %
🏢 CFE
0.77 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
11 432
2023
📐 Area
1.75 km²
6533 inh/km²
💶 Median income
31 400 €
📊 Median age
41.3 yrs
33.6% under 30
💼 Activity rate
79.0 %
ages 15-64
📉 Unemployment rate
10.6 %
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.
11.0 %
60% FILOSOFI threshold
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
4 631
SIRENE database 2026
✨ 2024 creations
449
+30.9% vs 2023
📊 2023 creations
343
💼 Economic density
405
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Enghien-les-Bains
À 0.31 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 Plaine Vallée
EPCI
📍 Rail access
Excellent
Station distance
🎓 Education
National Education API
📚 Schools
1
🏫 Middle schools
2
🎓 High schools
2
🏆 Baccalaureate results
| High school | Type | Pass rate | Honors | V.A. |
|---|---|---|---|---|
| LYCEE NOTRE DAME DE LA PROVIDENCE | privé sous contrat | 99.0 % | — | +0.0 |
| LYCEE GUSTAVE MONOD (GENERAL ET TECHNO.) | public | 95.0 % | — | -1.0 |
🎯 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.
93.8 %
Average pass rate · 2 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 PRIVE NOTRE DAME | privé sous contrat | 139.5 |
| COLLEGE GEORGES POMPIDOU | public | 123.9 |
🏥 Healthcare
BPE · FINESS
💊 Pharmacies
4
🔬 Laboratories
2
🏥 Établissements de santé
18
Source FINESS
👵 EHPAD
2
💊 Pharmacies
4
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
329
📋 Commerce
156
📋 Enseignement
20
🏥 Sante
228
🚆 Transport
28
⚽ Sport
36
🎭 Culture
10
🛡️ Safety
SSMSI · SSMSI · Ministry of the Interior
| Indicator | Incidents | Rate ‰ | Nat. average | Gap |
|---|---|---|---|---|
| Vols sans violence contre des personnes | 219 | 19.20 ‰ | 7.3 ‰ | +163 % vs moy. |
| Destructions et dégradations volontaires | 116 | 10.10 ‰ | 7.2 ‰ | +40 % vs moy. |
| Escroqueries et fraudes aux moyens de paiement | 109 | 9.50 ‰ | 6.3 ‰ | +51 % vs moy. |
| Usage de stupéfiants | 95 | 8.30 ‰ | 8.4 ‰ | Dans la moyenne |
| Violences physiques intrafamiliales | 70 | 6.10 ‰ | 4.2 ‰ | +45 % vs moy. |
| Usage de stupéfiants (AFD) | 59 | 5.20 ‰ | 7.5 ‰ | -31 % vs moy. |
| Violences physiques hors cadre familial | 41 | 3.60 ‰ | 4.0 ‰ | Dans la moyenne |
| Cambriolages de logement | 39 | 6.20 ‰ | 7.5 ‰ | -17 % vs moy. |
| Violences sexuelles | 33 | 2.90 ‰ | 2.4 ‰ | +21 % vs moy. |
| Vols dans les véhicules | 30 | 2.60 ‰ | 5.2 ‰ | -50 % vs moy. |
| Vols violents sans arme | 23 | 2.00 ‰ | 1.0 ‰ | +100 % vs moy. |
| Vols d'accessoires sur véhicules | 10 | 0.90 ‰ | 3.7 ‰ | -76 % vs moy. |
| Vols de véhicule | 10 | 0.90 ‰ | 2.4 ‰ | -62 % vs moy. |
⚡ Energy performance
107 DPE · ADEME
📊 Energy rating distribution
A
0.0 %
B
0.0 %
C
0.9 %
D
29.0 %
29.0 %
E
38.3 %
38.3 %
F
22.4 %
22.4 %
G
9.3 %
9.3 %
31.7 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
⚠️ Natural and technological risks
Géorisques API · 2 risks identified
Transport de marchandises dangereuses
Inondation
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 2 777 analyses · FRANCILIANE DE VEOLIA
⚗️ Physicochemistry
✅ Compliant
📋 analyses
2 777
⚡ EV charging stations
IRVE
🔌 Stations
22
⚡ Charge points
90
🚀 Incl. fast charging
0
🎯 Municipalities with a similar score
Same region, score close to
Bagnolet
93170
31/100
43 086 Inhabitants
Malakoff
92240
31/100
30 557 Inhabitants
Breuillet
91650
31/100
9 157 Inhabitants
Gretz-Armainvilliers
77220
31/100
8 825 Inhabitants
Saint-Prix
95390
31/100
7 612 Inhabitants
Vaux-sur-Seine
78740
31/100
5 202 Inhabitants
Trilport
77470
31/100
5 146 Inhabitants
Saint-Nom-la-Bretèche
78860
31/100
4 965 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Soisy-sous-Montmorency | 2.1 km | 46/100 | 18 008 |
| Saint-Gratien | 1.5 km | 48/100 | 21 336 |
| Épinay-sur-Seine | 2.0 km | 67/100 | 52 833 |
| Deuil-la-Barre | 1.6 km | 47/100 | 23 099 |
| Montmorency | 2.7 km | 45/100 | 21 763 |
| L'Île-Saint-Denis | 2.9 km | 40/100 | 8 696 |
| Eaubonne | 3.0 km | 48/100 | 26 211 |
| Margency | 3.6 km | 34/100 | 3 012 |
❓ Frequently asked questions about Enghien-les-Bains
What is the price per m² in Enghien-les-Bains? ▶
The median price per m² in Enghien-les-Bains is 4 971 €.
What is the rental yield in Enghien-les-Bains? ▶
The gross rental yield in Enghien-les-Bains is 5.1%.
Is Enghien-les-Bains a good real estate investment? ▶
Enghien-les-Bains has a ScorCity score of 31/100, making it a risky investment.
What is the average energy rating in Enghien-les-Bains? ▶
The most common energy rating class in Enghien-les-Bains is E.
What are the natural risks in Enghien-les-Bains? ▶
2 risks are identified in Enghien-les-Bains: Transport de marchandises dangereuses, Inondation.