Looking for a country house for sale in Val-d'Oise (95)? Between the Vexin français, the Oise valley and the Pays de France, this department in northern Île-de-France retains a genuinely rural housing stock: houses in limestone ashlar, half-timbering typical of the Vexin, and old Picardy-style farmsteads. This page brings together the country houses for sale in Val-d'Oise published on ma-propriete.fr by private sellers, estate agents and notaries.
We present the actual prices of country houses in Val-d'Oise, the areas worth knowing between L'Isle-Adam, Pontoise and the Vexin, and the criteria that determine the value of a country house at the gates of Paris. Our complete guide to buying a country house in France completes these benchmarks, from surveying an old building to financing.
How much does a country house cost in Val-d'Oise (95)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Val-d'Oise (95) stood at €333,000 in 2025, with an average price of €336,830 and a median price of €2,993/m² of living space (266 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €220,750 (floor price, 1st decile) and 10% for more than €460,000 (ceiling price, 9th decile). The typical country house here offers 118 m² of living space on an average plot of 1,404 m², i.e. around 0.1 ha.
This market is well above the regional median (Île-de-France: €280,000) and well above the national median (€189,200). Since the second half of 2020, the median price has risen from €331,475 to €333,000, i.e. +0.5%; over one year (2024-2025) the change is +4.7%.
| 2025 indicator | Val-d'Oise | Île-de-France | France |
|---|---|---|---|
| Median price | €333,000 | €280,000 | €189,200 |
| Average price | €336,830 | €295,207 | €207,100 |
| Floor price (1st decile) | €220,750 | €171,000 | €90,000 |
| Ceiling price (9th decile) | €460,000 | €435,000 | €340,000 |
| Median price per m² of living space | €2,993/m² | €2,603/m² | €1,830/m² |
| Average living space | 118 m² | 116 m² | 108 m² |
| Average plot size | 1,404 m² | 1,590 m² | 3,181 m² |
| Number of sales in 2025 | 266 | 3,611 | 150,313 |
A departmental average hides large gaps. A smallholding to renovate, a restored longère with its outbuildings, a farmhouse on several hectares of land or a manor house with parkland do not sell at the same price, and the location matters as much as the building: coastline, tourist area, peri-urban countryside close to a job market or deep countryside. The table below shows the median price of country houses in Val-d'Oise (95) by type of municipality (cumulative sales from mid-2020 to 2025) and its change between 2021 and 2025.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Peri-urban countryside (city catchment area) | €343,000 | €3,068/m² | -4.9% | 1,702 |
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget for a holiday home or a permanent move to the French countryside. To go further, see our observatory of country house prices in France (national, regional and departmental analysis, downloadable annual report) and work out the full cost of your purchase, including French notary fees, with our notary fees calculator.
The Val-d'Oise country house is first and foremost that of the Vexin français, a designated regional nature park: a building in pale limestone ashlar, sometimes topped with half-timbering, under a flat tile or slate roof depending on the village. Towards the Pays de France to the south-east, you also find old farmsteads from the cereal plain, built around an enclosed courtyard, closer to a Picardy farmhouse than to a longère. 19th-century manor-style houses, a legacy of Parisian country retreats, dot the banks of the Oise, notably around L'Isle-Adam and Auvers-sur-Oise. In Vexin villages such as Théméricourt, Ambleville or Vétheuil, façades are often coated in lime render to protect the limestone, which is more vulnerable to damp than the sandstone of the neighbouring Perche region.
Land is a strong asset of these houses: an enclosed garden, a traditional orchard, sometimes adjoining woodland towards the Carnelle or L'Isle-Adam forests. Outbuildings (barn, cider press, bread oven) remain common in the hamlets of the Vexin, well suited to a gîte or workshop project. These outbuildings lend themselves well to a bed-and-breakfast or studio project, provided their structural soundness is checked before any conversion. Some of these outbuildings still house the original bread oven or cider press, a detail that adds real character but rarely affects the asking price.
Around Pontoise, L'Isle-Adam and Auvers-sur-Oise, the country house benefits from the Oise valley setting and its rail links to Paris. The Vexin français, around Magny-en-Vexin, Marines and Vétheuil, offers the department's most open landscapes, between farmed plateau and the steep valleys of the Viosne and the Aunette. Further east, towards Luzarches and the Pays de France, you are closer to Roissy airport and its TGV station, an asset for international buyers. Around Nesles-la-Vallée and Nerville-la-Forêt, between the Vexin and the Oise valley, you find an intermediate style of housing, neither fully Vexin nor fully riverside, often more affordable. Buyers relocating from central Paris often need a full day to compare the Vexin and the Oise valley properly, given how different the two settings feel despite sitting in the same department.
The most expensive areas run along the Oise valley and the fast roads to Paris; the heart of the Vexin français, further from the stations, remains more affordable for a stone house with a large plot. The most remote hamlets of the Vexin, away from any station, offer in return a peace and a landscape rarely matched so close to Paris.
Three factors dominate: distance to stations (Pontoise, Persan-Beaumont, Roissy TGV) and to Paris, the condition of the old building - roof, damp in limestone walls, insulation and energy rating, often needing attention in unrenovated Vexin houses - and the size of the plot, valuable in this peri-urban department. The timber frame, often oak in older farmsteads, deserves a professional inspection before purchase, as do any cracks linked to clay-shrinkage subsidence on the loamy soils of the Vexin. A structural survey covering both the roof timbers and the stonework is strongly advised on any farmhouse that has stood empty for more than a year.
Check the individual drainage system in the more isolated hamlets, fibre-optic coverage for remote working, and local planning zoning, particularly within the Vexin français regional nature park, before considering extending a barn. Also ask about flood risk along the Oise valley, which has seen several significant floods, before committing to a riverside house.
On ma-propriete.fr, filter Val-d'Oise country houses by budget, living space and land area, set up an email alert so you never miss a new listing, and if needed widen your search to all country houses for sale in Île-de-France.
