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Vincennes
Large city · 94300 · Île-de-France
👥 Population
48 193
2023 · INSEE
🏠 Median price /m²
8 537 €
📈 -11% since 2015
💰 Gross yield
4.1 %
rent / purchase price
⚡ Avg. energy rating
D
🔴 20.5 % energy sieves (F-G) (F-G)
🎯 Investment score Average
Vincennes — Score 41/100.
Why this score? This score is penalized mainly by a high purchase price for the area (2/100) and a weak rental yield (13/100).
41
💰 Yield13
🌳 Quality of life88
📊 Dynamism100
💸 Affordability2
🛡️ Safety30
⚡ Energy rating31
🏠 Property prices
DVF · 721 Transactions · Vincennes
🏢 Apt. /m²
8 537 €
🏡 House /m²
11 053 €
📋 Transactions
721
📈 Price per m² evolution (2020 — 2024)
📊 Annual transaction volume
📊 Nearby municipalities
| City | Apt. | House | Trans. | Pop. |
|---|---|---|---|---|
| Vitry-sur-Seine | 3 976 € | 5 267 € | 571 | 93 963 |
| Créteil | 3 548 € | 5 825 € | 561 | 93 397 |
| Champigny-sur-Marne | 3 741 € | 4 565 € | 615 | 78 072 |
| Saint-Maur-des-Fossés | 5 532 € | 7 123 € | 1169 | 76 572 |
| Ivry-sur-Seine | 4 969 € | 6 337 € | 444 | 65 064 |
| Villejuif | 4 878 € | 5 949 € | 400 | 60 183 |
💰 Rental yield
Calculated from DVF prices and observed rents
🏠 Average rent
29.41 €/m²
monthly
💰 Gross yield
4.1 %
⏳ Payback period
24.2 years
🏘️ Rental market & tension
INSEE Housing Stock 2021 · Pinel ABC zoning · Tense areas
🏠 Main residences
88.5 %
🏖️ Secondary homes
5.0 %
🚪 Vacant homes
6.5 %
🏢 Apartments
93.5 %
5.1 % 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.
34.870 %
Global rate 2024
🌾 Property tax (unbuilt)ⓘMunicipal property tax rate on unbuilt properties (TFNB): land, fields, forests.
89.400 %
🏘️ Housing tax
23.150 %
Secondary homes
🗑️ Waste collection taxⓘTEOM — Household Waste Collection Tax. Applied by the municipality or intermunicipality to finance waste collection and treatment.
5.250 %
🌾 Land tax (unbuilt) REI
0.55 %
🏢 CFE
0.19 %
👥 Demographics
API Geo + INSEE
🧑🤝🧑 Inhabitants
48 193
2023
📐 Area
1.90 km²
25365 inh/km²
💶 Median income
34 880 €
📊 Median age
37.7 yrs
36.3% under 30
💼 Activity rate
83.9 %
ages 15-64
📉 Unemployment rate
7.8 %
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.
8.0 %
60% FILOSOFI threshold
🏢 Local economy & dynamism
SIRENE · INSEE
🏢 Active businesses
17 035
SIRENE database 2026
✨ 2024 creations
1 904
+15.1% vs 2023
📊 2023 creations
1 654
💼 Economic density
353
Businesses / 1,000 pop.
🚉 Transport & accessibility
SNCF Open Data · INSEE Urban Areas 2020
🚆 Nearest train station
Val de Fontenay
À 3.80 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
Good
Station distance
🎓 Education
National Education API
📚 Schools
2
🏫 Middle schools
4
🎓 High schools
4
🏆 Baccalaureate results
| High school | Type | Pass rate | Honors | V.A. |
|---|---|---|---|---|
| LYCEE CLAUDE-NICOLAS LEDOUX | privé sous contrat | 100.0 % | — | +1.0 |
| LYCEE NOTRE DAME DE LA PROVIDENCE | privé sous contrat | 100.0 % | — | +0.0 |
| LYCEE GREGOR MEEL | privé sous contrat | 98.0 % | — | +1.0 |
| LYCEE HECTOR BERLIOZ | public | 95.0 % | — | -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.
96.8 %
Average pass rate · 4 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 DE LA PROVIDENCE | privé sous contrat | 146.1 |
| COLLEGE HECTOR BERLIOZ | public | 136.6 |
| COLLEGE ANTOINE DE SAINT EXUPERY DE VINCENNES | public | 126.5 |
| COLLEGE FRANCOISE GIROUD | public | 104.9 |
🏥 Healthcare
BPE · FINESS
🏥 Hospitals
1
💊 Pharmacies
17
🔬 Laboratories
3
🏥 Établissements de santé
59
Source FINESS
👵 EHPAD
1
💊 Pharmacies
17
🏪 Amenities & services
BPE · INSEE
📋 Services_publics
904
📋 Commerce
381
📋 Enseignement
37
🏥 Sante
639
🚆 Transport
105
⚽ Sport
50
🎭 Culture
51
🛡️ Safety
SSMSI · SSMSI · Ministry of the Interior
| Indicator | Incidents | Rate ‰ | Nat. average | Gap |
|---|---|---|---|---|
| Vols sans violence contre des personnes | 866 | 18.00 ‰ | 7.3 ‰ | +147 % vs moy. |
| Escroqueries et fraudes aux moyens de paiement | 705 | 14.60 ‰ | 6.3 ‰ | +132 % vs moy. |
| Destructions et dégradations volontaires | 357 | 7.40 ‰ | 7.2 ‰ | Dans la moyenne |
| Usage de stupéfiants | 141 | 2.90 ‰ | 8.4 ‰ | -65 % vs moy. |
| Usage de stupéfiants (AFD) | 124 | 2.60 ‰ | 7.5 ‰ | -65 % vs moy. |
| Vols dans les véhicules | 109 | 2.30 ‰ | 5.2 ‰ | -56 % vs moy. |
| Violences physiques intrafamiliales | 107 | 2.20 ‰ | 4.2 ‰ | -48 % vs moy. |
| Cambriolages de logement | 79 | 2.80 ‰ | 7.5 ‰ | -63 % vs moy. |
| Violences physiques hors cadre familial | 70 | 1.50 ‰ | 4.0 ‰ | -62 % vs moy. |
| Violences sexuelles | 61 | 1.30 ‰ | 2.4 ‰ | -46 % vs moy. |
| Vols de véhicule | 58 | 1.20 ‰ | 2.4 ‰ | -50 % vs moy. |
| Vols violents sans arme | 57 | 1.20 ‰ | 1.0 ‰ | +20 % vs moy. |
| Vols d'accessoires sur véhicules | 34 | 0.70 ‰ | 3.7 ‰ | -81 % vs moy. |
| Trafic de stupéfiants | 28 | 0.60 ‰ | 2.2 ‰ | -73 % vs moy. |
| Vols avec armes | 6 | 0.10 ‰ | 0.6 ‰ | -83 % vs moy. |
⚡ Energy performance
342 DPE · ADEME
📊 Energy rating distribution
A
3.8 %
B
5.3 %
C
7.3 %
D
34.2 %
34.2 %
E
28.9 %
28.9 %
F
13.5 %
13.5 %
G
7.0 %
20.5 % energy sieves (F-G) (F+G) — Nat. average : 17 %
💶 Energy rating impact on price per m²
🏛️ Historical heritage
Mérimée database · 4 protected monuments
| Building | Era |
|---|---|
| château | Moyen Age;17e siècle;19e siècle |
| château | — |
| église | 1er quart 20e siècle |
| hôtel de ville | 4e quart 19e siècle;2e quart 20e siècle |
⚠️ Natural and technological risks
Géorisques API · 1 risks identified
Transport de marchandises dangereuses
📡 Digital coverage
ARCEP
📶 Ultra-fast broadband
100.0 %
💧 Drinking water quality
API Hub'Eau · 10 855 analyses · FRANCILIANE
⚗️ Physicochemistry
✅ Compliant
📋 analyses
10 855
⚡ EV charging stations
IRVE
🔌 Stations
134
⚡ Charge points
994
🚀 Incl. fast charging
16
🎯 Municipalities with a similar score
Same region, score close to
Aubervilliers
93300
41/100
88 365 Inhabitants
Fontenay-sous-Bois
94120
41/100
53 757 Inhabitants
Alfortville
94140
41/100
45 531 Inhabitants
Neuilly-Plaisance
93360
41/100
21 941 Inhabitants
Villeneuve-le-Roi
94290
41/100
21 000 Inhabitants
Sceaux
92330
41/100
20 884 Inhabitants
Garches
92380
41/100
17 743 Inhabitants
Saint-Leu-la-Forêt
95320
41/100
16 138 Inhabitants
📍 Nearby municipalities
Nearest geographically
| City | Distance | Score | Pop. |
|---|---|---|---|
| Saint-Mandé | 1.5 km | 36/100 | 21 071 |
| Montreuil | 2.0 km | 48/100 | 111 934 |
| Bagnolet | 2.4 km | 31/100 | 43 086 |
| Paris 12e | 2.1 km | 50/100 | 138 024 |
| Saint-Maurice | 3.3 km | 37/100 | 14 506 |
| Fontenay-sous-Bois | 2.6 km | 41/100 | 53 757 |
| Romainville | 4.2 km | 45/100 | 37 152 |
| Les Lilas | 4.1 km | 39/100 | 23 843 |
❓ Frequently asked questions about Vincennes
What is the price per m² in Vincennes? ▶
The median price per m² in Vincennes is 8 537 €.
What is the rental yield in Vincennes? ▶
The gross rental yield in Vincennes is 4.1%.
Is Vincennes a good real estate investment? ▶
Vincennes has a ScorCity score of 41/100, making it a moderate investment.
What is the average energy rating in Vincennes? ▶
The most common energy rating class in Vincennes is D.
What are the natural risks in Vincennes? ▶
1 risks are identified in Vincennes: Transport de marchandises dangereuses.