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Louan-Villegruis-Fontaine
Rural municipality · 77560 · Île-de-France
👥 Population
491
2023 · INSEE
🏠 Median price /m²
1 607 €
📈 2% since 2015
💰 Gross yield
5.7 %
rent / purchase price
⚡ Avg. energy rating
—
✅ 0 % energy sieves (F-G) (F-G)
🎯 Investment score Average
Louan-Villegruis-Fontaine — Score 45/100.
Why this score? This score is penalized mainly by improvable safety statistics (14/100) and a weak rental yield (33/100).
45
💰 Yield33
🌳 Quality of life69
📊 Dynamism51
💸 Affordability60
🛡️ Safety14
⚡ Energy rating50
🏠 Property prices
DVF · 6 Transactions · Louan-Villegruis-Fontaine
🏡 House /m²
1 607 €
📋 Transactions
6
📈 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
7.6 €/m²
monthly
💰 Gross yield
5.7 %
⏳ Payback period
17.6 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
76.2 %
🏖️ Secondary homes
15.2 %
🚪 Vacant homes
8.7 %
🏢 Apartments
1.5 %
98.5 % 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.
B2
Low 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.
No
Free rents
💶 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.
35.720 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
65.870 %
🏘️ Housing tax
18.090 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
16.330 %
🏢 CFE
0.77 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
491
2023
📐 Area
37.97 km²
13 inh/km²
💶 Median income
23 160 €
📊 Median age
45.8 yrs
29.6% under 30
💼 Activity rate
74.4 %
ages 15-64
📉 Unemployment rate
6.6 %
2021 census
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
121
SIRENE database 2026
✨ 2024 creations
9
+125.0% vs 2023
📊 2023 creations
4
💼 Economic density
246
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Nogent-sur-Seine
À 12.49 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
Suburban crown
🏛️ IntercommunalityⓘEPCI — Public Establishment for Intermunicipal Cooperation. Community of communes, agglomeration, urban or metropolitan community grouping the municipality with its neighbors.
CC du Provinois
EPCI
📍 Rail access
Average
Station distance
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
9
📋 Commerce
2
📋 Enseignement
1
🚆 Transport
1
⚽ Sport
3
🎭 Culture
2
🏛️ Historical heritage
Mérimée database · 1 protected monuments
| Building | Era |
|---|---|
| château fort | 12e siècle |
⚠️ Natural and technological risks
Géorisques API · 5 risks identified
Affaissements et effondrements d'origine anthropique (anciennes carrières souterraines, hors mines)
Mouvement de terrain
Nucléaire
Tassements différentiels
Transport de marchandises dangereuses
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 22 333 analyses · GIE ILE DE FRANCE
⚗️ Physicochemistry
✅ Compliant
📋 analyses
22 333
🎯 Municipalities with a similar score
Same region, score close to
Pantin
93500
45/100
61 929 Inhabitants
Stains
93240
45/100
41 388 Inhabitants
Pontault-Combault
77340
45/100
39 096 Inhabitants
Romainville
93230
45/100
37 152 Inhabitants
Thiais
94320
45/100
32 918 Inhabitants
Achères
78260
45/100
22 241 Inhabitants
Montmorency
95160
45/100
21 763 Inhabitants
Osny
95520
45/100
17 954 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Villenauxe-la-Grande | 3.7 km | 39/100 | 2 605 |
| La Saulsotte | 6.6 km | 53/100 | 677 |
| Chalautre-la-Grande | 7.6 km | 26/100 | 644 |
| Villiers-Saint-Georges | 8.2 km | 26/100 | 1 160 |
| Nogent-sur-Seine | 12.5 km | 41/100 | 5 537 |
| Léchelle | 9.1 km | 48/100 | 572 |
| Le Mériot | 12.2 km | 53/100 | 611 |
| Saint-Aubin | 14.8 km | 41/100 | 580 |
❓ Frequently asked questions about Louan-Villegruis-Fontaine
What is the price per m² in Louan-Villegruis-Fontaine? ▶
The median price per m² in Louan-Villegruis-Fontaine is 1 607 €.
What is the rental yield in Louan-Villegruis-Fontaine? ▶
The gross rental yield in Louan-Villegruis-Fontaine is 5.7%.
Is Louan-Villegruis-Fontaine a good real estate investment? ▶
Louan-Villegruis-Fontaine has a ScorCity score of 45/100, making it a moderate investment.
What are the natural risks in Louan-Villegruis-Fontaine? ▶
5 risks are identified in Louan-Villegruis-Fontaine: Affaissements et effondrements d'origine anthropique (anciennes carrières souterraines, hors mines), Mouvement de terrain, Nucléaire.