Buy big, sell small. A 5-room flat can be worth less than two 2-room flats and a studio added together, because small units attract more buyers and investors. Dividing requires real technical and legal preparation.
For a large house, a large older flat, a small building sold as a whole.
Prior declaration or permit depending on the works; co-owners’ approval.
Surveyor, notary, tradespeople, Enedis for the meters.
Several months: processing, vote at the co-owners’ meeting, connections.
Median price per m² of flats:
| €/m² | sales | |
|---|---|---|
| Studio up to 35 m² | €807 | 78 |
| 35 à 55 m² | €708 | 323 |
| 55 à 80 m² | €701 | 591 |
| 80 à 120 m² | €694 | 193 |
A studio sells for +15% per m² compared with a flat of 55 to 80 m².
Source: DVF, city of Montluçon, since July 2021.
Median price per m² of flats:
| €/m² | sales | |
|---|---|---|
| Studio up to 35 m² | €1,850 | 495 |
| 35 à 55 m² | €1,633 | 808 |
| 55 à 80 m² | €1,554 | 932 |
| 80 à 120 m² | €2,007 | 414 |
A studio sells for +19% per m² compared with a flat of 55 to 80 m².
Two opposite markets. Outside the parks and spa area, a studio is worth +21% more per m² than a flat of 55 to 80 m²: dividing makes sense. Near the parks and the spa, the gap is only +3% and flats of 80 to 120 m² sell for more than studios (€2,244 against €2,009): cutting up a large flat there destroys value. The area in detail →
Source: DVF, city of Vichy, since July 2021.
Median price per m² of flats:
| €/m² | sales | |
|---|---|---|
| Studio up to 35 m² | €1,387 | 105 |
| 35 à 55 m² | €1,271 | 193 |
| 55 à 80 m² | €1,173 | 277 |
| 80 à 120 m² | €1,255 | 138 |
A studio sells for +18% per m² compared with a flat of 55 to 80 m².
Source: DVF, city of Moulins, since July 2021.
The gap per m² is not enough: dividing costs partitions, a kitchen and a shower room per home, meters, a surveyor and a notary. It must always be worked out at full cost, compared with the sale price of small units in the same street.
| Town | Département | under 35 m² | 55 à 80 m² | gap per m² |
|---|---|---|---|---|
| Marly | Nord | €6,829 | €1,598 | +327% |
| Pointe-à-Pitre | Guadeloupe | €4,532 | €1,275 | +255% |
| Le Val | Var | €6,534 | €2,457 | +166% |
| Châtenoy-le-Royal | Saône-et-Loire | €3,075 | €1,176 | +161% |
| Frouzins | Haute-Garonne | €6,455 | €2,575 | +151% |
| Sainte-Luce | Martinique | €5,316 | €2,139 | +149% |
| Les Abymes | Guadeloupe | €3,675 | €1,491 | +146% |
| Fayence | Var | €6,167 | €2,600 | +137% |
| Le Diamant | Martinique | €7,545 | €3,324 | +127% |
| Mouy | Oise | €2,885 | €1,384 | +109% |
| Villeneuve-d'Ascq | Nord | €4,659 | €2,282 | +104% |
| Guingamp | Côtes-d'Armor | €2,878 | €1,471 | +96% |
| Aubergenville | Yvelines | €3,529 | €1,814 | +95% |
| Clichy-sous-Bois | Seine-Saint-Denis | €3,316 | €1,707 | +94% |
| Avon | Seine-et-Marne | €4,107 | €2,141 | +92% |
| Town | Département | under 35 m² | 55 à 80 m² | gap per m² |
|---|---|---|---|---|
| Le Creusot | Saône-et-Loire | €1,778 | €930 | +91% |
| Forcalqueiret | Var | €4,000 | €2,114 | +89% |
| Montbéliard | Doubs | €1,471 | €800 | +84% |
| Sarcelles | Val-d'Oise | €3,636 | €1,985 | +83% |
| Biscarrosse | Landes | €5,184 | €2,854 | +82% |
| Landivisiau | Finistère | €1,939 | €1,075 | +80% |
| Verneuil-sur-Seine | Yvelines | €4,714 | €2,654 | +78% |
| Saint-Priest | Rhône | €4,400 | €2,489 | +77% |
| Ablon-sur-Seine | Val-de-Marne | €4,615 | €2,621 | +76% |
| Boussy-Saint-Antoine | Essonne | €3,906 | €2,231 | +75% |
| Savigny-sur-Orge | Essonne | €3,858 | €2,206 | +75% |
| Aulnay-sous-Bois | Seine-Saint-Denis | €4,234 | €2,433 | +74% |
| Petit-Bourg | Guadeloupe | €5,516 | €3,179 | +74% |
| Beynes | Yvelines | €4,055 | €2,341 | +73% |
| La Chapelle-Saint-Mesmin | Loiret | €3,233 | €1,870 | +73% |
| Crosne | Essonne | €4,397 | €2,546 | +73% |
| Frontignan | Hérault | €4,621 | €2,684 | +72% |
| Saint-Germain-lès-Arpajon | Essonne | €4,121 | €2,400 | +72% |
| La Trinité | Martinique | €3,943 | €2,300 | +71% |
| Sainte-Anne | Guadeloupe | €5,777 | €3,371 | +71% |
| Châteauneuf-les-Martigues | Bouches-du-Rhône | €5,809 | €3,391 | +71% |
| Chilly-Mazarin | Essonne | €4,218 | €2,467 | +71% |
| Moissac | Tarn-et-Garonne | €1,549 | €906 | +71% |
| Maubeuge | Nord | €1,481 | €867 | +71% |
| Domont | Val-d'Oise | €4,630 | €2,737 | +69% |
| Villepinte | Seine-Saint-Denis | €3,800 | €2,250 | +69% |
| Magny-en-Vexin | Val-d'Oise | €3,135 | €1,867 | +68% |
| Chennevières-sur-Marne | Val-de-Marne | €4,777 | €2,849 | +68% |
| Avignon | Vaucluse | €3,000 | €1,793 | +67% |
| Fleury-les-Aubrais | Loiret | €2,688 | €1,623 | +66% |
| Martigues | Bouches-du-Rhône | €4,062 | €2,455 | +66% |
| Saint-Pierre-des-Corps | Indre-et-Loire | €2,564 | €1,555 | +65% |
| Le Petit-Quevilly | Seine-Maritime | €2,387 | €1,449 | +65% |
| Sotteville-lès-Rouen | Seine-Maritime | €2,381 | €1,451 | +64% |
| Isle | Haute-Vienne | €2,524 | €1,541 | +64% |
| Rochefort | Charente-Maritime | €3,136 | €1,929 | +63% |
| Tarascon | Bouches-du-Rhône | €2,140 | €1,317 | +62% |
| Yerres | Essonne | €4,485 | €2,761 | +62% |
| Arès | Gironde | €6,432 | €3,975 | +62% |
| Maromme | Seine-Maritime | €2,038 | €1,260 | +62% |
| Cholet | Maine-et-Loire | €2,647 | €1,645 | +61% |
| Villeneuve-la-Garenne | Hauts-de-Seine | €4,727 | €2,941 | +61% |
| Montataire | Oise | €2,147 | €1,340 | +60% |
| Falaise | Calvados | €2,565 | €1,601 | +60% |
| Salon-de-Provence | Bouches-du-Rhône | €3,548 | €2,215 | +60% |
| Beauvais | Oise | €2,274 | €1,419 | +60% |
| Tonnay-Charente | Charente-Maritime | €2,656 | €1,662 | +60% |
| Saint-Jean-de-la-Ruelle | Loiret | €2,469 | €1,545 | +60% |
| Carry-le-Rouet | Bouches-du-Rhône | €8,143 | €5,107 | +59% |
| Vias | Hérault | €4,284 | €2,692 | +59% |
| Bron | Rhône | €4,192 | €2,638 | +59% |
| Mont-Saint-Aignan | Seine-Maritime | €3,000 | €1,890 | +59% |
| La Seyne-sur-Mer | Var | €4,468 | €2,821 | +58% |
| Vénissieux | Rhône | €4,059 | €2,566 | +58% |
| Vandœuvre-lès-Nancy | Meurthe-et-Moselle | €2,403 | €1,522 | +58% |
| Villeneuve-Saint-Georges | Val-de-Marne | €3,438 | €2,182 | +58% |
| Les Mureaux | Yvelines | €2,892 | €1,836 | +58% |
| Beaugency | Loiret | €2,037 | €1,294 | +57% |
| Pithiviers | Loiret | €1,750 | €1,113 | +57% |
| Boissy-Saint-Léger | Val-de-Marne | €4,367 | €2,782 | +57% |
| Beaurepaire | Isère | €2,029 | €1,294 | +57% |
| Les Clayes-sous-Bois | Yvelines | €4,293 | €2,738 | +57% |
| Portiragnes | Hérault | €3,321 | €2,124 | +56% |
| Sevran | Seine-Saint-Denis | €3,400 | €2,175 | +56% |
| Les Ulis | Essonne | €3,611 | €2,314 | +56% |
| Saint-André-les-Vergers | Aube | €2,248 | €1,442 | +56% |
| Montargis | Loiret | €1,700 | €1,091 | +56% |
| Ajaccio | Corse-du-Sud | €5,000 | €3,214 | +56% |
| Compiègne | Oise | €2,978 | €1,915 | +55% |
| Viry-Châtillon | Essonne | €3,939 | €2,536 | +55% |
| Le Pradet | Var | €5,431 | €3,499 | +55% |
| Roubaix | Nord | €2,651 | €1,711 | +55% |
| Talmont-Saint-Hilaire | Vendée | €3,609 | €2,341 | +54% |
| Mitry-Mory | Seine-et-Marne | €4,243 | €2,753 | +54% |
| Meulan-en-Yvelines | Yvelines | €3,112 | €2,026 | +54% |
| Marly-le-Roi | Yvelines | €5,576 | €3,630 | +54% |
| Bihorel | Seine-Maritime | €2,111 | €1,376 | +53% |
| Créteil | Val-de-Marne | €5,310 | €3,462 | +53% |
| Marignane | Bouches-du-Rhône | €3,468 | €2,261 | +53% |
| Rognac | Bouches-du-Rhône | €4,091 | €2,671 | +53% |
| Évry-Courcouronnes | Essonne | €3,333 | €2,184 | +53% |
| Sainte-Geneviève-des-Bois | Essonne | €4,094 | €2,683 | +53% |
| Ézanville | Val-d'Oise | €4,194 | €2,750 | +52% |
| Nogent-sur-Oise | Oise | €2,217 | €1,455 | +52% |
| Roquebrune-sur-Argens | Var | €5,417 | €3,554 | +52% |
Median price per m² of flats of 2021 to 2025, at least 8 sales in each size (1,398 comparable towns, ranked by gap). National ranking, all towns analysed on the site.
Technique T7 of 8, ranked by works, planning permission and professionals involved. Compare the 8 techniques →
Before making an offer, you need to know what the property is worth here: actual recorded sales nearby, the effect of its energy rating (EPC), the cost of works, the planning rules for the plot. I go through this analysis with you, and an adviser from the network can visit it for you.