Buy a house

Buy a house in Cachan

Buying a house in Cachan, in the Val-de-Marne department, Île-de-France region, is a life project as much as a financial commitment. This page pulls together what official databases say about the Cachan house market, the risks to know, the energy stakes and the concrete checks to run before signing. We don't hand out generic "good deals", because no address is good or bad in absolute terms: it all comes down to the property, the price and the area. What you'll find instead: the BienCheck method for buying with confidence, with the right reflexes and the right questions.

Median price /sqm

€5,282

Houses /sqm

€5,634

Median total price

data coming

Overall risk

low

Median EPC

Local tension

data coming

Why buy a house in Cachan

The right reasons to buy a house in Cachan are case by case: quality of life, proximity to schools and transport, demographic momentum, urban projects, and of course how accessible the per-sqm price is. A family house in a sought-after area doesn't answer the same need as a country home on the outskirts, and price and liquidity move accordingly. The useful reflex: start from your life project (school, work, garden, view) and check whether Cachan genuinely answers it, rather than the other way round.

Cachan single-family house market

The Cachan house market shows up in three indicators: the volume of recent transactions, the change in price per sqm over 12 to 24 months and the average local time to sell. BienCheck reads a high market score for Cachan. Recent sales volume considered: 263. A tighter market forces you to move fast. A quieter market leaves room on entry and more choice on the stock.

House prices in Cachan

In Cachan, the recent median price sits around €5,282/sqm across all property types. For houses specifically, the observed median is €5,634/sqm. These figures come from the public DVF database (real transactions published by the French tax office). On a specific house, always cross-check against comparable sales over the past 12 months in the same area, at equivalent surface, plot and EPC. Any significant premium must be justified or negotiated.

According to DVF data for Cachan

These figures come straight from the real sales registered by the French tax office (DVF base, Etalab open licence) and aggregated by BienCheck at town level. Use them to sanity-check a per-sqm price, not to validate a specific transaction.

DVF median price — houses: €5,634/m²
DVF median price — apartments: €4,929/m²
DVF average price — houses: €5,657/m²
DVF average price — apartments: €4,986/m²
Recorded transactions: 263 · 2025
Of which houses: 50
Of which apartments: 213
Yearly change (median): +0.6%
Last update: 14 June 2026
Source: DGFiP — DVF (Etalab)

Rising trend over 12 months

Yearly history (all types)

Year	Type	Median /sqm	Sales
2022	All	€5,573	348
2022	Apartment	€5,333	287
2022	House	€7,505	61
2023	All	€5,527	216
2023	Apartment	€5,276	164
2023	House	€6,962	52
2024	All	€5,000	234
2024	Apartment	€4,930	188
2024	House	€5,291	46
2025	All	€5,031	263
2025	Apartment	€4,929	213
2025	House	€5,634	50

Local attractiveness

Attractiveness comes down to concrete signals: school quality, transport access, shops and services, urban projects, 10-year demographic trend. For a family house in Cachan, these criteria weigh on both day-to-day quality of life and resale value. INSEE demographic data and the town's urban projects are public and usefully complete your read. A house in an area on the rise holds its value better than one in a declining area, even at the same purchase price.

Risks to know in Cachan

Before buying a house in Cachan, always check flooding, clay shrinkage (RGA), seismic activity, radon and any listed industrial sites nearby. Clay shrinkage is particularly critical on a house: it can cause expensive structural cracks. BienCheck reads an overall low risk level for Cachan. The risks statement (ERP) must be provided by the seller. None of these rule out a purchase on their own, but each one must be costed and reflected in the price.

According to Géorisques data for Cachan

These levels come from the official databases of the French Ministry for Ecological Transition (GASPAR, RGA, radon, ICPE), aggregated by BienCheck at town level. They give a quick read at town scale and don't replace the address-specific risks statement (ERP) the seller must hand over.

Overall level: low
Flood: low
Clay shrinkage: data coming
Seismic: low
Radon: low
Industrial sites (ICPE): low
Source: Géorisques — Ministère de la Transition écologique

According to ADEME energy data for Cachan

These figures come from the official ADEME national base of Energy Performance Certificates (EPCs). They give a town-level picture and don't replace the property-specific EPC the seller must hand over.

Dominant EPC class: C
Diagnostics analysed: 8,971
Coverage: DPE valides — base ADEME (depuis 2021, mise à jour mensuelle)
Confidence level: high
Last update: 14 June 2026
Source: ADEME — base DPE v2

Class breakdown (A to G)

0% · 20

8% · 708

40% · 3,544

31% · 2,797

12% · 1,085

6% · 509

3% · 308

Postal codes covered: 94230

BienCheck territorial analysis for Cachan

BienCheck rolls DVF transactions, ADEME energy diagnostics and Géorisques risk data into a single territorial score. Every score is computed by formula, never guessed. When a pillar is missing, we lower the confidence instead of making up a number.

BienCheck score

70 / 100

Confidence : high (100/100)

Computed on 14 June 2026

Market

87 / 100

Recent sales volume and freshness of DVF prices.

Liquidity

51 / 100

Observed activity relative to population. An indicator, not a resale guarantee.

Attractiveness

65 / 100

Volume and yearly price trend observed.

Energy

54 / 100

Average energy quality of the building stock from ADEME EPCs.

Risks

77 / 100

Flood, clay, seismic, radon, industrial sites. Higher score means less overall watchfulness needed.

Confidence

100 / 100

Reflects coverage of the three public sources. Rises as the dataset is enriched.

Energy performance in Cachan

The EPC weighs more and more on a house's value. In Cachan, the median EPC observed on ADEME diagnostics is D. An F or G-rated house will lose value as rental restrictions tighten and buyers grow more sensitive to energy costs. At purchase, a poor EPC is a powerful negotiation lever: get an energy works quote before making your offer and negotiate the equivalent.

Long-term asset potential

Buying a house in Cachan is also an asset play. Over the long run, French property broadly tracks inflation, but a specific house can do better or worse depending on its intrinsic quality, the town's trajectory and your entry price. An average house bought too expensive stays a poor asset, whatever the town. A well-negotiated house in a rising area combines resale gain with day-to-day quality of life.

Resale potential

Before buying, always ask who you'll resell to. In Cachan, the most liquid stock is usually family homes of 90 to 130 sqm with a reasonable plot, a decent EPC and no major identified risk. Unusual houses (very large surfaces, rare layouts, very small or very large plots, isolated areas) take longer to resell and often accept a discount. Liquidity also depends on the overall Cachan market: a dynamic market eases exit.

How BienCheck analyses a house

Market price
BienCheck compares the asking price to recent DVF sales in the area and flags any unjustified premium.
Living surface and plot
Surface, layout, plot and orientation are mapped against local references to assess price consistency.
EPC
ADEME energy performance feeds the scoring, with an estimated works budget to reach E or better.
Environment
Noise, view, overlooking and immediate neighbourhood quality weigh on long-term value and resale liquidity.
Risks
Flood, clay, seismic, radon, industrial sites: each official Géorisques risk is factored in and costed for its likely impact.
Long-term asset potential
BienCheck estimates the property's value trajectory from local momentum and intrinsic quality.
Resale potential
The report identifies likely resale buyer profiles and flags features that will shrink that pool.
BienCheck score and regret score
Two summary indicators capturing the overall quality of the deal and the risk of regretting the purchase.
Premium report
The Premium report ties everything together in a document you can share with your broker, notary or partner.

Checks before buying a house in Cachan

Inspect the actual condition of the roof (age, last intervention, moss, waterproofing).
Check façades, joinery and any structural cracks.
Assess insulation quality in the loft, walls and lower floors.
Ask the age of the heating system and the energy bills for the last two years.
Check drainage: mains sewer connection or condition of the septic tank.
List any easements: right of way, view, networks, party walls.
Measure the actual plot size and check boundaries on the cadastre.
Collect every diagnostic: EPC, asbestos, lead, electrical, gas, termites where relevant, ERP.
Cross-check natural risks with Géorisques on the exact address.
Ask for the exact property tax for last year, never an estimate.
Check the local urban plan to anticipate any neighbouring construction.
Get a named home insurance quote for the address before making the offer.

House or apartment in Cachan?

Why a house

More living surface and a plot of your own.
No co-ownership and no collective decisions to put up with.
More freedom to extend, plant, refurbish.
Often quieter, more privacy, no direct neighbour.

Why an apartment

Often more central location, closer to transport and services.
Less personal upkeep (roof, façades, garden managed by the co-ownership).
Property tax often lighter than a house of equivalent surface.
HOA fees to factor in and shared decisions at the general meeting.

Our advice for buying in Cachan

Lock in your borrowing capacity before visiting, so you don't waste time on out-of-budget properties.
Never reason on the listing price alone: factor in notary fees, works budget and the actual property tax.
Have a professional estimate the works before signing, especially on an older house.
Negotiate from objective inputs: DVF comparable sales, EPC, works quotes, official risks.
Visit twice, at different times of day, to check noise, sunlight and overlooking.
Use BienCheck to frame each deal before visiting — it saves time and limits emotional buys.

Frequently asked questions

Is Cachan a good place to buy a house?

No town is good or bad in absolute terms for buying a house. The real question is: at what price, in which area and for which life plan? In Cachan, what matters is cross-checking the recent price per sqm, market dynamics, school and transport quality, and known risks. A family house in a sought-after area can absolutely be a great purchase, provided you pay the right price and budget the works. BienCheck helps you put real numbers behind that decision before you sign.

What's the average price of a house in Cachan?

The price of a house in Cachan depends on the area, the plot, the living surface, the EPC and the overall condition. The median price per sqm shown on this page comes from the public DVF database (real transactions recorded by the French tax office). It's the reference for checking whether an asking price stacks up. On a specific house, always cross-check against comparable sales over the past 12 months in the same area, at equivalent surface and EPC. Any significant premium must be justified or negotiated.

Is the Cachan house market favourable to buyers?

Three signals to watch: recent sales volume, the trend in price per sqm over 12 to 24 months, and the average local time to sell. A market that's cooling or stabilising leaves more negotiation room and more choice. A tight market means moving fast but with less margin. In Cachan, BienCheck pulls these signals together to tell you whether you're buying in a favourable cycle. Don't judge the market on visible listings alone — they over-represent properties that aren't selling.

Which risks should I check before buying a house in Cachan?

Before buying a house in Cachan, always check flooding, clay shrinkage (RGA), seismic activity, radon and any listed industrial sites nearby. Clay shrinkage is particularly critical for a house: it can cause expensive structural cracks. The risks statement (ERP) must be provided by the seller. BienCheck cross-checks official Géorisques data with the exact address and costs the likely impact. No risk rules out a purchase on its own, but each one must be reflected in the price.

What really drives the value of a house in Cachan?

The drivers that weigh most at resale: exact location (neighbourhood, school, transport), living surface, plot size, orientation, EPC, overall condition (roof, façades, joinery, insulation), absence of overlooking and absence of major risks. In Cachan, two houses of identical surface can differ by 30% in price on these criteria. Sort what's immutable (plot, orientation, neighbourhood) from what works can fix (EPC, kitchen, bathroom). The first you pay for; the second are negotiation levers.

Will it be easy to resell a house in Cachan?

Liquidity for a house in Cachan depends on the property type and area. Family houses of 90 to 130 sqm with a reasonable plot, a decent EPC and no major risk are usually the most liquid. Unusual houses (very large surfaces, rare layouts, very small or very large plots, isolated areas) take longer. To anticipate resale, look at the current average time to sell in Cachan on comparable properties. A well-negotiated purchase remains the best guarantee of a smooth resale.

House or apartment in Cachan: which one?

The choice depends on your lifestyle and budget. A house in Cachan gives you a plot, more surface and no HOA, but you have to handle the upkeep alone (roof, heating, garden) and local tax is often heavier. An apartment usually offers a more central location and less personal maintenance, but with HOA fees and shared decisions. BienCheck lets you compare the per-sqm price for houses and apartments in Cachan so you can decide with the right numbers.

Does the EPC really matter for a house in Cachan?

Yes, more and more so. An F or G-rated house in Cachan will lose value over the coming years as rental restrictions tighten and buyers grow more sensitive to energy costs. At purchase, a poor EPC is a powerful negotiation lever: get a quote for energy works before making your offer and negotiate the equivalent. In use, a poorly insulated house quickly costs several thousand euros a year in heating. The EPC is no longer a detail.

Which diagnostics should I ask for on a house in Cachan?

For a house in Cachan, ask for the full technical diagnosis package: EPC, asbestos (if built before 1997), lead (if before 1949), electrical, gas (if installation older than 15 years), septic, risks statement (ERP), and termites if the town is in a listed zone. Add the works history, invoices for major interventions (roof, heating), the local urban plan and the exact property tax for last year. An incomplete file is a serious warning sign.

What works should I budget for a house in Cachan?

The most expensive items on an older house are the roof, insulation, heating, electrical and septic system (where there's no mains drainage). In Cachan, ask the real age of the roof and heating system, and get works quotes before signing. A house "to refresh" can hide a serious works budget. Always factor the estimated works into your offer: a property at €300,000 with €50,000 of works is not a €300,000 property.

What taxes should I plan for when buying a house in Cachan?

Plan for notary fees (around 7 to 8% on older stock), the annual property tax (varies by town and property: ask the seller for the exact figure), the second-home tax if applicable, and the development tax if you plan an extension. In Cachan, property tax can run to several thousand euros a year on a family home. Don't estimate it: ask the seller for the exact property tax notice before signing.

What negotiation margin should I aim for on a house in Cachan?

It depends on the market and the property. In a tight market the average margin sits around 3 to 5%. In a quieter market, or on a house with issues (poor EPC, major works, identified risk), it can exceed 10 to 15%. BienCheck calculates an estimated margin for Cachan based on the asking price, comparable DVF sales, EPC and risks. Use that figure as an evidenced starting point in negotiation, backed by concrete quotes, never as a blunt demand.

New-build or older house in Cachan?

A new-build in Cachan offers warranties (ten-year structural, completion), strong EPC, reduced notary fees and personalisation, but at a per-sqm price often 20 to 30% above older stock, with delivery delays. An older house brings character, often more central locations and a lower entry price, but you must provision for works. Neither option is better in the absolute: it's a trade-off between budget, timing and appetite for works.

Can BienCheck analyse a house in Cachan?

Yes. For a house in Cachan, BienCheck analyses the asking price against the DVF market, official Géorisques risks, ADEME energy performance, estimated liquidity, long-term asset potential and a regret score. The report tells you whether the price leaves negotiation room, where to push, which points to verify before signing and what works budget to anticipate. It's an objective safety net to avoid an emotional purchase that's been poorly negotiated.

What questions should I ask the seller of a house in Cachan?

Ask the year of construction, the full works history (roof, heating, insulation), any declared claims, the exact property tax, energy bills for the last two years, any easements (right of way, view, networks), the state of the septic system and the real reason for selling. In Cachan, also check the local urban plan to anticipate any neighbouring construction that could change the view, sunlight or value of the property.

How do I finance a house purchase in Cachan?

Compare several banks and use a broker to get the best rate and borrower insurance. In Cachan, plan a deposit of at least 10% to cover notary fees and unlock better conditions. Lock in your borrowing capacity before visiting, to avoid wasting time on properties out of budget. Also fold works into the financing plan: a separate works loan is usually more expensive than a single global mortgage.

Glossary

Single-family house: A standalone home for one family, usually on its own plot, with no co-ownership.
Living surface: Usable interior surface under French Boutin rules (ceiling height above 1.80 m, excluding cellars and garages).
Plot size: Total parcel area, measured on the cadastre. Influences value and extension potential.
Easement: A burden on a property for the benefit of another (right of way, view, pipes). Must be identified before buying.
Drainage: Wastewater system. Mains sewer or individual septic tank.
EPC: Energy performance diagnosis. Rates the home A to G. Affects value and rental obligations.
GHG: Greenhouse gases emitted by the home, rated A to G. Displayed alongside the EPC.
Property tax: Annual local tax owed by the owner. Varies sharply by town and property.
Wealth (patrimoine): The full set of assets you own, whose value changes over time.
Liquidity: How quickly you can resell at fair value.
Regret score: BienCheck indicator capturing the risk of regretting a purchase given price, risks, EPC and liquidity.