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L'Île-Saint-Denis
Medium city · 93450 · Île-de-France
👥 Population
8 696
2023 · INSEE
🏠 Median price /m²
4 825 €
📈 38% since 2015
💰 Gross yield
5.2 %
rent / purchase price
⚡ Avg. energy rating
B
✅ 9.1 % energy sieves (F-G) (F-G)
🎯 Investment score Average
L'Île-Saint-Denis — Score 40/100.
Why this score? This score is penalized mainly by a high purchase price for the area (5/100) and improvable safety statistics (11/100).
40
💰 Yield26
🌳 Quality of life61
📊 Dynamism55
💸 Affordability5
🛡️ Safety11
⚡ Energy rating90
🏠 Property prices
DVF · 49 Transactions · L'Île-Saint-Denis
🏢 Apt. /m²
4 825 €
🏡 House /m²
13 929 €
📋 Transactions
49
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Saint-Denis | 4 130 € | 4 107 € | 793 | 149 077 |
| Montreuil | 5 950 € | 6 000 € | 1010 | 111 934 |
| Aubervilliers | 4 134 € | 4 438 € | 468 | 88 365 |
| Aulnay-sous-Bois | 3 438 € | 3 706 € | 596 | 87 599 |
| Noisy-le-Grand | 4 303 € | 4 376 € | 641 | 72 978 |
| Drancy | 3 772 € | 4 023 € | 573 | 72 390 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
20.97 €/m²
monthly
💰 Gross yield
5.2 %
⏳ Payback period
19.2 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
94.5 %
🏖️ Secondary homes
1.3 %
🚪 Vacant homes
4.2 %
🏢 Apartments
92.0 %
5.9 % 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.
44.420 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
39.370 %
🏘️ Housing tax
23.260 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
7.930 %
🌾 Land tax (unbuilt) REI
17.73 %
🏢 CFE
38.49 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
8 696
2023
📐 Area
1.74 km²
4998 inh/km²
💶 Median income
17 740 €
📊 Median age
35.4 yrs
41.6% under 30
💼 Activity rate
68.6 %
ages 15-64
📉 Unemployment rate
15.9 %
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.
32.0 %
60% FILOSOFI threshold
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
1 712
SIRENE database 2026
✨ 2024 creations
181
+6.5% vs 2023
📊 2023 creations
170
💼 Economic density
197
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Épinay - Villetaneuse T11
À 1.44 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.
Métropole du Grand Paris
EPCI
📍 Rail access
Excellent
Station distance
🎓 Education
National Education API
📚 Schools
1
🏫 Middle schools
1
🎓 High schools
—
🎯 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.
79.3 %
Average pass rate · 1 middle school
📊 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 ALFRED SISLEY | public | 78.0 |
🏥 Healthcare
BPE · FINESS
💊 Pharmacies
1
🏥 Établissements de santé
8
Source FINESS
💊 Pharmacies
1
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
134
📋 Commerce
66
📋 Enseignement
6
🏥 Sante
26
🚆 Transport
58
⚽ Sport
30
🏛️ Public services
Public Service Directory API · 1 services
| Category | Qty | Examples |
|---|---|---|
| 📋 service public | 1 | France services - L'Île-Saint-Denis |
🛡️ Safety
SSMSI · SSMSI · Ministry of the Interior
| Indicator | Incidents | Rate ‰ | Nat. average | Gap |
|---|---|---|---|---|
| Destructions et dégradations volontaires | 68 | 7.80 ‰ | 7.2 ‰ | Dans la moyenne |
| Vols sans violence contre des personnes | 62 | 7.10 ‰ | 7.3 ‰ | Dans la moyenne |
| Escroqueries et fraudes aux moyens de paiement | 58 | 6.70 ‰ | 6.3 ‰ | Dans la moyenne |
| Violences physiques intrafamiliales | 42 | 4.80 ‰ | 4.2 ‰ | Dans la moyenne |
| Usage de stupéfiants | 42 | 4.80 ‰ | 8.4 ‰ | -43 % vs moy. |
| Trafic de stupéfiants | 33 | 3.80 ‰ | 2.2 ‰ | +73 % vs moy. |
| Usage de stupéfiants (AFD) | 25 | 2.90 ‰ | 7.5 ‰ | -61 % vs moy. |
| Violences physiques hors cadre familial | 22 | 2.50 ‰ | 4.0 ‰ | -38 % vs moy. |
| Vols violents sans arme | 21 | 2.40 ‰ | 1.0 ‰ | +140 % vs moy. |
| Vols dans les véhicules | 15 | 1.70 ‰ | 5.2 ‰ | -67 % vs moy. |
| Violences sexuelles | 14 | 1.60 ‰ | 2.4 ‰ | -33 % vs moy. |
| Vols de véhicule | 12 | 1.40 ‰ | 2.4 ‰ | -42 % vs moy. |
| Vols d'accessoires sur véhicules | 9 | 1.00 ‰ | 3.7 ‰ | -73 % vs moy. |
| Cambriolages de logement | 8 | 2.30 ‰ | 7.5 ‰ | -69 % vs moy. |
⚡ Energy performance
22 DPE · ADEME
📊 Energy rating distribution
A
4.5 %
B
68.2 %
68.2 %
C
0.0 %
D
9.1 %
9.1 %
E
9.1 %
9.1 %
F
9.1 %
9.1 %
G
0.0 %
9.1 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
🏛️ Historical heritage
Mérimée database · 1 protected monuments
| Building | Era |
|---|---|
| complexe sportif | 3e quart 20e siècle |
⚠️ Natural and technological risks
Géorisques API · 10 risks identified
Transport de marchandises dangereuses
Mouvement de terrain
Par remontées de nappes naturelles
Phénomène lié à l'atmosphère
Tassements différentiels
Tempête et grains (vent)
Par une crue à débordement lent de cours d'eau
Par ruissellement et coulée de boue
Risque industriel
Inondation
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 2 827 analyses · FRANCILIANE
⚗️ Physicochemistry
✅ Compliant
📋 analyses
2 827
⚡ EV charging stations
IRVE
🔌 Stations
27
⚡ Charge points
339
🚀 Incl. fast charging
16
🎯 Municipalities with a similar score
Same region, score close to
Villeneuve-Saint-Georges
94190
40/100
36 221 Inhabitants
Cachan
94230
40/100
31 103 Inhabitants
Chaville
92370
40/100
20 594 Inhabitants
Beaumont-sur-Oise
95260
40/100
10 232 Inhabitants
Lésigny
77150
40/100
6 923 Inhabitants
Saint-Thibault-des-Vignes
77400
40/100
6 831 Inhabitants
Saint-Pathus
77178
40/100
6 479 Inhabitants
Villennes-sur-Seine
78670
40/100
5 952 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Épinay-sur-Seine | 0.9 km | 67/100 | 52 833 |
| Villeneuve-la-Garenne | 1.3 km | 46/100 | 26 021 |
| Deuil-la-Barre | 2.7 km | 47/100 | 23 099 |
| Villetaneuse | 2.1 km | 52/100 | 12 530 |
| Enghien-les-Bains | 2.9 km | 31/100 | 11 432 |
| Montmagny | 3.1 km | 57/100 | 15 105 |
| Gennevilliers | 2.9 km | 54/100 | 50 979 |
| Saint-Ouen-sur-Seine | 4.0 km | 38/100 | 53 615 |
❓ Frequently asked questions about L'Île-Saint-Denis
What is the price per m² in L'Île-Saint-Denis? ▶
The median price per m² in L'Île-Saint-Denis is 4 825 €.
What is the rental yield in L'Île-Saint-Denis? ▶
The gross rental yield in L'Île-Saint-Denis is 5.2%.
Is L'Île-Saint-Denis a good real estate investment? ▶
L'Île-Saint-Denis has a ScorCity score of 40/100, making it a moderate investment.
What is the average energy rating in L'Île-Saint-Denis? ▶
The most common energy rating class in L'Île-Saint-Denis is B.
What are the natural risks in L'Île-Saint-Denis? ▶
10 risks are identified in L'Île-Saint-Denis: Transport de marchandises dangereuses, Mouvement de terrain, Par remontées de nappes naturelles.