Pontoise buyer agent - Côté acheteur - Val d'OIise 95

08 octobre 2012

You are looking for a perfect property in Pontoise,a house in  le vexin...
 our Pontoise buyer agent can find it for you !

Val d'Oise area is characterized by its mixed grouping, particularly in its two regional parks, tourism and natural heritage on the one hand and, on the other hand, some highly urbanized areas,the first airport in continental Europe (Paris Roissy Charles de Gaulle), dynamic centers of economic activity of national and international reputation (including 9 clusters). Its name comes from the Oise, major tributary of the Seine running through it.

To get started with your apartment / house hunt, we invite you to contact the buyer agency COTE ACHETEUR Val d’Oise  for evaluation of your needs. Armed with knowledge of the department and the real estate market, your buyer agent will provide choices that correspond with your demands and are in keeping with the local characteristics. 

The department has two faces: on one hand, an urbanized area on all its southern fringe, since the area of Argenteuil - Bezons, to the southeast towns (Sarcelles, Gonesse, Garges-les-Gonesse) and on another hand, vast areas remain in rural areas of agricultural production: mixed farming and raising in the French Vexin, high value-added agriculture in Plaine de France.

Major cities:

The head of the department which houses Pontoise is a sub-prefecture, while Cergy physically homes the Prefecture. The two cities are closely linked in the new town of Cergy-Pontoise. Built in 1969 over an area roughly equivalent in size by that of Paris, Cergy-Pontoise became in the space of one generation a real metropolis (200,000 inhabitants) with all the equipment essential to the well-being of those who live and work (250 000 m² of shops, 4 theaters, 11 cinemas, 83 school groups, 18 colleges, 11 colleges, ...).

The sub-prefectures of the department are, apart Pontoise, located in the cities of Argenteuil, the most populous of the department, and Sarcelles.

The department also has other cities with over 25,000 inhabitants as Garges-les-Gonesse, Franconville, Goussainville Ermont Bezons in Villiers-le-Bel, Taverny Gonesse Sannois and Herblay.

A quality natural environment

75% of departmental territory are covered with farms, rivers, forests, hills, ...

The main forests are those of Montmorency, L'Isle-Adam and Carnell, but there are others, like the forest of La Roche-Guyon, Buttes of Parisis, Galluis wood or the forest of l'Hautil which borders Yvelines.

Val-d'Oise has two regional parks that help preserve the majority of the department : the Regional Natural Park of the French Vexin and the Regional Natural Park Oise-Pays de France.

French Vexin is one of the best preserved rural areas near Paris. Located northwest of Ile-de-France, it brings together 79 municipalities of Val-d'Oise (covering nearly 50% of its total area) and towns of Yvelines around a common project based on preservation of the environment and local economic development. The Regional Park is home to the "Hills and Loops of the Seine”, the first site in Ile-de-France to be chosen to join the European network Natura 2000 areas of outstanding natural beauty.

Water is also very present: Val-d'Oise is crossed by the Oise along a north-east / south-west axis. The loop of the Oise in Cergy constitutes the axis of the urbanization of Cergy-Pontoise. Its center is occupied by ponds with a total area of 150 hectares equipped in leisure base.

The course of the Seine borders the department south before reaching Normandy.

Val-d'Oise is crossed by several other smaller rivers like the Epte, the Viosne, both Aubette, the Sausseron and Esches that occupy depressions in the French Vexin.

A rich historical, architectural and cultural heritage

The department has a rich historical and architectural heritage listed, but not located on the French main tourist axis. It is overshadowed by the extraordinary influence of the capital.

Auvers-sur-Oise, the village of painters, became the main focus of the department with a large international clientele. Also in the Vexin, the Castle of la Roche-Guyon is another tourist attraction on the border of Normandy and Ile de France.

To the east, Royaumont Abbey is the second most visited monument after the Castle of Auvers.

To the south, the Ecouen castle houses the National Museum on Renaissance.

Several other museums and monuments are located in the department: among the most famous, one can cite the archaeological museum of the county in Guiry-en-Vexin, the Museum Jean-Jacques Rousseau at Montmorency, or the Abbey of Maubuisson in Saint-Ouen-l'Aumône.

Among the celebrities, Vincent van Gogh lived in Auvers-sur-Oise and Camille Pissaro in Pontoise; Georges Braque was born in Argenteuil, where Edouard Manet, Claude Monet, Alfred Sisley and Auguste Renoir lived and painted.

Closer to home, the singer Anis is native of Cergy, whereas Christophe Willem was born in Enghien-les-Bains where lived Tristan Bernard.


Strong regional business units

Deriving from the administrative division of the Paris region in 1967, Val-d'Oise quickly asserted itself as a dynamic department.

If the economic fabric of the department consists of a large majority of SMEs, the Val-d'Oise hosts many large companies: headquarters and industrial groups of national and international renown have chosen to settle there.

The Cergy-Pontoise area, the industrial area of Argenteuil - Bezons, and the area of Roissy-en-France host to large numbers: 3M, SPIE, BP, DS, Sagem, Thales, Thomson, Fujitsu-Siemens Konica Opel, Yamaha, Pioneer, ... These companies rely on a dense and diverse sub-contractors network. An important part of industrial production in the Val-d'Oise originated many midsize businesses in its territory. These are particularly focused on technology-oriented sectors of activity: the department is at the forefront in the French sector of robots production.

The Val-d'Oise is also concerned by the perimeters of 9 clusters labeled by the government (System @ tic, Medicen, Cape digital ASTech, Financial Innovation, Elastopole, Advancity Cosmetic Valley and Mov'eo). Centers of excellence are also mediated since several years by the business networks that bring together the area.

More than 2% of the land are allocated to county business parks (Parc Saint Christophe, Clock Park, Park Val de France, ...) and the Val-d'Oise accounts the only European Centre of Enterprises and Innovations in Ile-de-France with the ACCET Neuvitec-95.

Over the last ten years, the department has repeatedly been ranked first among French departments in terms of increasing the number of salaried jobs.

Val-d'Oise has additional economic centers. Include the banks of the Seine, Argenteuil and Bezons, Cormeilles-en-Parisis, Herblay La Frette-sur-Seine, which are remarkably well located in relation to Paris and La Defense.

Quality education, a wide range of training

The creation in 1991 of the University of Cergy-Pontoise, which hosts 17,000 students in more than 12 000 students enrolled in upper management and engineers (ESSEC, ENSA, EISTI, ITIN, the 7 major schools of Polytechnic Institute Saint-Louis) demonstrates the intention of providing the agglomeration of assets necessary to its growth.

Cergy-Pontoise is now the second largest university in Ile-de-France after Paris.

A well developed transportation infrastructure

The department has a good communication network, comprising several lines of railways, major road links, the presence of the Seine and the Oise and the first French international airport.

The road network consists of two main radial axes : the A1 to the east and the A15 to the west serving Cergy-Pontoise and extending towards Rouen by Highway 14 turned into expressway in department.

The A16 provides access to Great Britain by the Channel Tunnel. National highways 1, 16 and 17 are major routes. They are all connected by Francilienne.

Besides the international airport Roissy Charles de Gaulle, the department has business airports (Le Bourget Paris, Pontoise - Cormeilles).

The tracks provide a good distribution with Paris:

RER side, the department is served by lines A3 (Terminal Cergy-le-Haut), B (terminal at Charles de Gaulle), C (Ermont-Eaubonne terminus Pontoise) and D (Garges, Sarcelles, Goussainville).

Railway side, several lines can rally Paris by Saint-Lazare train station (J lines serving the western half of the department: Paris - Gisors, Paris - Ermont Eaubonne and Paris - Cormeilles-en-Parisis) and North train station (H lines serving Pontoise or Persan Beaumont via Ermont-Eaubonne, or Luzarches or Persan Beaumont via Montsoult Maffliers).

Located 30 kilometers from Paris, Cergy-Pontoise enjoys the main lines of communication necessary for its development: three railway lines, and lines A and C of the RER, place the heart of Paris at 40 minutes. By car, the A15 connected to the A86 sites Cergy-Pontoise at 30 minutes from La Defense (off-peak). Francilienne makes easily accessible the international airport of Roissy Charles de Gaulle and its integrated TGV station, which allow for quick and easy connections for air and rail passengers to and from all major French and European cities.

A diversified area: where to buy according to your budget ?


Sometimes bourgeois, sometimes popular or rural, the Val d'Oise remains, despite the surge in recent years, the department the cheapest of the big crown with the Seine & Marne, and offers first-time buyers the opportunity to become homeowners.

The department consists of three districts :

Arrondissement of Pontoise,  the most populous and largest (65% of cities of this district are members of the Regional Natural Park of French Vexin) :

Cergy (Cergy-le-Haut, Cergy Village, Port Cergy, Cergy Prefecture): The former New Town continues to develop and offers, as its neighborhoods, a range of goods to suit all budgets. With the conveniences of transport, shopping centers, amusement park, the city is losing its image of concrete and aging city. Buyers prefer the calm of Port Cergy on ponds and new construction of Cergy-le-Haut, which are also the most expensive districts. For a 3-room apartment in Port Cergy, there should be 240,000 euros, a sum that can afford one more piece in the older neighborhoods built in the 1970 but rehabilitated, or Prefecture Cergy Saint-Christophe.

Pontoise, especially the upper town, attracts by its calm and its quasi-provincial housing of 1900. The developers have invested the scene in recent years to try to stem the shortage of housing (especially middle surfaces). The new constructions are relatively cheaper than the old. In the center, one must count 3,400 euros per sqm for an apartment building of the late nineteenth century, a bit less for a townhouse style 1900. Near the Hermitage, there should be 3,000 euros per sqm for a millstone, 2,800 euros for a house (years 1970-1990).

With 80% of individual homes, it is much easier to find a house than a 3-room apartment at L'Isle-Adam. In the subdivision park Cassant, prices start at 300,000 euros for a house of 110 sqm.

At 15 minutes from Paris by RER C, Ermont offers the image of a small provincial town. Mainly composed of townhouses built in the 1960s, the housing stock does not lack for apartments. The latest programs have sprung up in the 1990s. One must have access to approximately 400,000 euros to buy a house of 100 sqm with a garden of 500 sqm.

The greenery, the conveniences of transport, a municipality rather dynamic, are all assets that explain that Franconville sells expensive. To afford a house, one must have at least 400,000 euros, a price that doubles if you want to buy a millstone from the 1930s! The 3-room apartments are the most popular items in the town center. In the neighborhood of L’Epine-Guyon, they cost about 160,000 euros in a residential building of the 1970s.

The forest of Montmorency and prices still affordable make Taverny a popular destination. New programs were added to housing stock, dating mainly from the 1960s.

But also: Beauchamp, Eaubonne, Mériel, Pierrelaye, Persan, Osny, Boisserie-l'Aillerie, Magny-en-Vexin, Vetheuil, Marines, Saint-Leu-la-Forêt, Saint-Prix, Mery-sur-Oise, Saint -Ouen-l'Aumône, Vigny, Sagy, Seraincourt, Us, Jouy le Moutier, Vauréal, Courdimanche Menucourt, Boisemont ...

Arrondissement of Argenteuil (Bezons, Cormeilles-en-Parisis, Montigny-les-Cormeilles, Herblay, La Frette-sur-Seine, Sannois – population density is well above the average of the Val-d’Oise and Ile-de-France):

Argenteuil market was boosted by the arrival of developers that renewed the rather old building stock and by the establishment of offices on the wharf. Prices have risen accordingly. It takes about 3,200 euros per sqm in the old, and 10 to 15% more expensive in the new, downtown displaying the highest prices, the Val d'Argent the lowest prices. Some millstones are available in the residential area near the railway station, from 350.000 euros for 100 sqm.

Herblay also offers 80% of residential areas. The price of townhouses is between 280,000 and 300,000 euros, whereas detached houses cost between 285,000 and 365,000 euros. Away from the center, there are more recent constructions, years 1990-2000 and cheaper.

Arrondissement of Sarcelles, Garges, Goussainville, Montmorency, Saint-Gratien, ... – highly urbanized in the south, rural north – 25% of cities are members of the Regional Natural Park Oise-Pays de France):

Set on the banks of the lake, with its pedal boats, casino and racetrack, Enghien-les-Bains is mainly a stronghold of wealthy couples. Small, the city has no major price differences between neighborhoods. The houses of the lake and especially the apartments downtown are in demand.

Fanny Goupy

Par Fanny Goupy
Le 08 octobre 2012

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