France Transition Property Pulse 2025
A reproducible department-level view of filtered house and apartment transactions in the official 2024 and 2025 DVF files, with explicit quality filters and limitations.
National snapshot
The filtered analysis contains 832,042 qualifying 2025 transactions and 736,443 qualifying 2024 transactions. The national median price per square metre moved from €2,537 in 2024 to €2,607 in 2025, a +2.8% change. This change may reflect the mix of homes sold as well as market movement.
Highest-volume departments in the filtered 2025 sample
| Department | 2025 qualifying transactions | 2025 median €/m² | 2024–2025 median €/m² change |
|---|---|---|---|
| Nord | 31,821 | €2,108 | +2.4% |
| Paris | 29,100 | €9,726 | +1.3% |
| Bouches-du-Rhône | 26,412 | €3,632 | +1.4% |
| Alpes-Maritimes | 24,155 | €4,935 | +2.1% |
| Gironde | 22,853 | €3,386 | -1.2% |
| Var | 22,323 | €3,991 | +0.3% |
| Rhône | 21,688 | €3,705 | +0.3% |
| Hérault | 20,826 | €3,266 | +1.2% |
| Loire-Atlantique | 20,511 | €3,064 | -1.6% |
| Haute-Garonne | 19,606 | €2,840 | +1.4% |
| Hauts-de-Seine | 18,376 | €6,538 | +0.3% |
| Seine-Maritime | 16,654 | €2,144 | +0.1% |
| Seine-et-Marne | 15,935 | €3,043 | +1.4% |
| Pas-de-Calais | 15,853 | €1,761 | +1.3% |
| Yvelines | 15,317 | €3,853 | -0.1% |
Methodology
The pipeline downloads the official 2024 and 2025 DVF annual files published by the DGFiP through data.gouv.fr.[1] It retains arms-length records labelled Vente where the local type is Maison or Appartement, the declared value is between €20,000 and €5 million, built surface is between 10 and 500 m², and the implied price per square metre is between €300 and €20,000.
Raw DVF files can contain several rows for one mutation. The method creates a transaction key from the year, mutation date, declared value, disposition number, address, commune and cadastral identifiers; it deduplicates identical property rows and retains only transaction keys with one distinct house or apartment record. Department statistics are published only where at least 100 qualifying transactions are present in a year. No address-level or person-level record is published or indexed.
Department medians are ordinary medians of the filtered transactions. The 2024–2025 percentage compares those medians; it is not quality-adjusted and should not be interpreted as a repeat-sales or hedonic price index.
Limitations
DVF excludes Bas-Rhin, Haut-Rhin, Moselle and Mayotte. Official files are replaced at each six-month update and historic years may receive late additions.[1] The source combines notarial and cadastral information, but does not describe condition, outlook, renovation quality, precise micro-location or every characteristic that affects value.[1] Multi-property transactions are excluded by this method, and the selected filters remove extreme but potentially genuine transactions. A department median cannot value a particular property; professional local advice remains necessary.
Reproducibility and licence
The analysis script is stored at scripts/build-dvf-transition-pulse.py. Derived aggregate data are released with the methodology and source update date. The underlying DVF dataset is published under the Licence Ouverte 2.0.[1] Reuse must not enable indirect re-identification or external search-engine indexing of individual DVF records.[1] [2]
Sources
- 1. Demandes de valeurs foncières DVF
Official 2024 and 2025 annual transaction files, source update 5 April 2026, licence and reuse restrictions.
- 2. Base Demande de valeurs foncières
Official description, geographic exclusions, legal framework and guidance against re-identification or record-level indexing.
- 3. Using the Demande de valeurs foncières service
Public guidance on DVF coverage, available fields, six-month updates and appropriate use.