Looking for lakes and ponds for sale in Val-d’Oise? It is best to say so from the start: private ponds sold on their own are almost impossible to find here. The south of the department is densely built up, and its large water bodies, many of them created in former sand pits of the Oise valley, belong mostly to local authorities or to the State. What does come up for sale is mainly a house with a pond, a mill with its race, or a property in the French Vexin where the water is just one feature among others. This page brings these properties together when private sellers, estate agents or notaires put them on the market, and points you to water bodies for sale across France when local supply runs short.
You will also find the price benchmarks available, for the department where they exist and for Île-de-France, and the checks to carry out on any property with water: a mill’s water right, the legal status of the pond, and the constraints of the regional nature park and protected sites. To gauge the obligations that come with ownership, read our article on how to maintain a pond.
According to the ma-propriete.fr pond price observatory, which keeps only ponds, lakes and pools sold without buildings in the French DVF land registry data, no pond sale meeting these criteria was recorded in Val-d’Oise between July 2020 and December 2025. In Île-de-France, 15 ponds sold over the same period at a median of €21,875/ha†; the national median was €25,235/ha in 2025.
| Indicator | Val-d’Oise (95) | Île-de-France | France |
|---|---|---|---|
| Median price 2020-2025 | not published | €21,875/ha† | €25,694/ha |
| Average price 2020-2025 | not published | €25,065/ha† | €32,291/ha |
| Number of sales 2020-2025 | 0 | 15 | 2,053 |
| Median price 2025 | not published (0 sales) | not published | €25,235/ha |
| Number of sales 2025 | 0 | 1 | 300 |
These figures divide the sale price by the total area of the property, banks and surrounding woodland included: a small, well-equipped pond always comes out dearer per hectare than a large lake surrounded by rough ground. They describe ponds sold on their own; once a house or a sizeable wood is added, the price is built differently.
On the listings side, 26 properties with a pond are offered on ma-propriete.fr across France as of 2 October 2026, 1 of them in Île-de-France. Their median asking price is €94,000 for a median size of about 2.6 ha. These are asking prices for complete properties: they describe the supply on offer more than the average price of a wooded hectare. Finally, remember the purchase costs, which you can estimate with our notary fee calculator.
Source: DVF (French tax authority), processed by ma-propriete.fr; ponds, lakes and pools without buildings of at least 2,000 m², with water covering at least half of the property; July 2020 to December 2025. Listings recorded on 2 October 2026.
In a meander of the Oise, in the communes of Cergy and Neuville-sur-Oise, a vast sand pit has been turned into a leisure park: its lakes, fed by groundwater, host water sports and fishing. In a valley this built up, water bodies of this kind usually belong to a local authority or an angling club. A private buyer may occasionally find a plot on the water’s edge or land with a pond, but such properties are rare and often lie in a flood zone: the flood-risk prevention plan for the Oise valley then governs any plan for a shelter or a fence.
In the heart of the state forest of Carnelle, a few public ponds draw walkers. Like the Cergy sand pit, several of the department’s larger water bodies were born of quarrying rather than fish farming. To the west, the Vexin français regional nature park covers a farming plateau cut by the valleys of the Epte, the Aubette, the Viosne and the Sausseron; water there takes the form of mill races, small ponds in château grounds and village ponds. To the east, around Luzarches and Fosses, part of the department lies within the Oise-Pays de France regional nature park, crossed by the Ysieux, a tributary of the Thève, whose valley is richer in ponds on the Oise side.
A Vexin mill is bought together with its water right: check whether it is ancient (“fondé en titre”) or granted by permit, which operating rules apply and whether the river is classified for ecological continuity, which may require a fish pass or the opening of the sluices. For a pond in a park, ask for proof that it exists lawfully under water law and check whether it lies within a registered or listed site, both common in the Vexin, where works must go before the Architecte des Bâtiments de France (the State heritage architect) or need special consent. Another point worth knowing: unlike Oise and Seine-et-Marne, Val-d’Oise is not one of the departments where waterfowl may be shot at night from a fixed hide, so a hide is of less use here. Finally, have the dam or bank, the draining system and the water supply inspected, as supply is often weak in summer on the plateau.
If your project is a fishing pond or a leisure plot rather than a house, it pays to look beyond the department. Seine-et-Marne offers water bodies born of the gravel pits of the Bassée and the Marne loops, as well as Brie ponds: see the ponds for sale in Seine-et-Marne. Yvelines has forest ponds around Rambouillet, and our page of ponds for sale in Yvelines shows the private supply there. To the north, neighbouring Oise, with the Thève valley and the Pays de Bray, has more properties on offer, even though it belongs to another region.
When a property with a pond comes up for sale in Val-d’Oise through a private seller, an agent or a notaire, you will find it here; sort the results by price or size and create an alert to hear about it straight away, or list your own property. For a property where trees dominate, see our woods and forests for sale in Val-d’Oise, and for the whole region, the water bodies for sale in Île-de-France.
