Looking for recreational land for sale in Val-de-Marne (94) means searching in a department where continuous urbanisation along the Marne valley, from Saint-Maur-des-Fossés to Nogent, leaves only a few rural pockets, mainly in the south-east, around Santeny and Marolles-en-Brie, on the edge of the Brie plateau. The Vincennes forest and the banks of the Marne, heavily used, are public land rather than private leisure plots. On this page, ma-propriete.fr lists the recreational land for sale that concerns Val-de-Marne and the neighbouring departments where supply is greater.
You will find an honest picture of how scarce this kind of property is in the department, guidance towards the areas of the Paris region where recreational land is found in greater numbers, and the precautions to know before buying a parcel classified as agricultural or natural. Before going further, read our guide on how to turn agricultural land into recreational land, which explains what the local planning rules allow.
There is no such thing as a "recreational land price" in the French notarial records: the DVF database records sales of agricultural land, woodland and ponds, and a recreational plot is priced against these three benchmarks, higher or lower depending on what it adds (vehicle access, a water point, fencing, an existing shelter, a village nearby). The table below gives, for each benchmark, the sales recorded in 2025 in Val-de-Marne (94), the median price and the range between the first decile (floor) and the ninth decile (ceiling), with the national figure for comparison.
| DVF 2025 benchmark | Sales | Median price | Range (P10 – P90) | France median |
|---|---|---|---|---|
| Bare agricultural land (€/ha) | 214 | €7,465/ha | €5,253/ha – €10,940/ha | €5,307/ha |
| Woodland (€/ha) | 107 | €6,223/ha | €3,412/ha – €12,416/ha | €4,934/ha |
| Pond (€/m²) * | 313 | €2.54/m² | €1.03/m² – €6.90/m² | €2.54/m² |
Bare agricultural land is well above the national median (€5,307/ha), with the median price moving +4.3% between 2020 and 2025. Woodland trades well above the national benchmark (€4,934/ha), and a pond, a much rarer asset, is valued per square metre of water and banks. To compare a listing, bring everything back to the square metre: €7,465/ha of bare land is €0.75/m², against €2.54/m² for a pond. Recreational land, almost always classified as an agricultural or natural zone, generally sells slightly above bare agricultural land; but it usually remains subject to the SAFER land agency's right of pre-emption, and the SAFER may pre-empt with a downward price revision if the price is excessive compared with local land prices. These benchmarks therefore also help you avoid paying a price the SAFER would challenge.
Find the detail by department, plot size and year in our agricultural land price observatory and in the forest price observatory. Source: DVF (Demandes de valeurs foncières), 2025 sales, processed by ma-propriete.fr; medians published from 30 sales upwards. * Fewer than 30 sales in the department: the benchmark shown is the regional figure for "Bare agricultural land"; regional figure for "Woodland"; national figure for "Pond".
Val-de-Marne concentrates most of its built-up area along the Marne and the Seine, but keeps, in the south-east, around Santeny, Marolles-en-Brie and Mandres-les-Roses, a few pockets of countryside on the edge of the Brie plateau: grazing meadows, orchards, market-garden plots. These are the only parts of the department where a genuine agricultural or natural plot to develop still occasionally comes up. This residual farmland owes much to its closeness to the Brie plateau in neighbouring Seine-et-Marne, which long slowed urbanisation on this edge of the department.
Elsewhere, urbanisation leaves little room: woods are sold in very small numbers each year, and no pond is ever recorded for sale. The Vincennes forest and the banks of the Marne, though wooded and close to water, are public spaces that cannot be bought. A garden cabin or an old farm shed, where one still stands on one of the rare plots for sale, is often the only trace of a former rural use.
For a meadow or a wooded plot within Val-de-Marne itself, the Santeny, Marolles-en-Brie and Périgny area belongs to the Brie countryside, still partly farmed. Beyond it, Seine-et-Marne, bordering to the east and south-east, opens onto a much wider supply: woods of the Brie plateau, meadows along the Marne or the Seine. Yvelines, Essonne and Val-d'Oise usefully round out the search for those willing to travel a little further. Many buyers based in Val-de-Marne end up looking directly at neighbouring Seine-et-Marne, since the Brie plateau extends across the border almost without a break in the landscape.
The rare plots in south-eastern Val-de-Marne sell well above the prices seen further out in the region, with proximity to Paris and scarcity of supply both pushing prices in the same direction, which is why most buyers also look eastward from the start.
On the Brie plateau as elsewhere in the department, checking the local planning document is essential: in an agricultural (A) or natural (N) zone, no new building is in principle allowed, and a cabin or a light leisure dwelling is very rarely tolerated. Check access to the plot, a rural track or a right of way, and the presence of water and electricity, uncommon outside the hamlets of Santeny or Marolles, as well as the exact cadastral area, which is often small for this kind of plot.
The SAFER land agency may exercise its right of pre-emption on these remaining agricultural parcels, with a risk of the price being revised down if it strays from local land values. The banks of the Marne, at Saint-Maur or Champigny, are also affected by flood zones. Here too, comparing with the supply just across the border in Seine-et-Marne often usefully widens the choice without moving far from Val-de-Marne.
As supply remains limited in Val-de-Marne itself, ma-propriete.fr invites you to browse the full range of recreational land for sale in Île-de-France, with listings from private sellers, estate agents and notaries covering Seine-et-Marne in particular; set up an e-mail alert to be notified as soon as a plot matching your criteria comes onto the market.
