Looking for recreational land for sale in Val-d'Oise (95) means covering a department split in two: to the west, the Vexin français, a broad farming plateau dotted with valleys and woods, still offers meadows and wooded plots; to the east, the plaine de France, around Roissy and Goussainville, remains a continuous cereal plain where leisure-sized plots are almost non-existent. In between, the Oise valley, from L'Isle-Adam to Beaumont-sur-Oise, adds riverside and wooded land. On this page, ma-propriete.fr gathers the listings of recreational land for sale in Val-d'Oise: Vexin meadows, woods around L'Isle-Adam and Montmorency, plots along the Oise.
You will find price benchmarks drawn from actual sales, an overview of where these plots are concentrated and the precautions to take 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 actually 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-d'Oise (95), 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".
The Vexin français, partly a regional nature park, holds most of the supply: hedge-lined meadows, small broadleaf woods on the edge of cultivated plateaus, sometimes with a cabin or an old farm building. The Oise valley, around L'Isle-Adam, Auvers-sur-Oise and Beaumont-sur-Oise, adds riverside plots and hillside woods, in a setting once favoured by many painters.
The plaine de France, to the east, around Goussainville and Roissy-en-France, remains a vast cereal plain with no fragmentation, where leisure plots are practically absent. Ponds are never put up for sale in the department, and woods as well as agricultural land suited to leisure use change hands in limited numbers each year. This contrast between a fragmented farming plateau in the west and a vast cereal plain in the east shapes the whole geography of recreational land in Val-d'Oise.
The Vexin français, around Magny-en-Vexin, Marines and Vigny, offers the widest choice of meadows and woods, in an open plateau landscape cut by wooded valleys. The Oise valley, from L'Isle-Adam to Beaumont-sur-Oise, keeps riverside plots and hillside woods, close to the forêt de l'Isle-Adam. To the south, the forêt de Montmorency and its surroundings, between Montmorency and Domont, offer a few wooded plots enclosed within an already largely urbanised area. The plaine de France, around Roissy, should be ruled out for this kind of search. Buyers focused on the Vexin français also benefit from its position between the Oise and Seine valleys, which keeps the landscape more varied than a single plateau alone would suggest, alternating open fields with small wooded combes.
Areas close to the forêt de Montmorency, closer to Paris in the south of the department, are markedly more expensive than the Vexin français and the Oise valley, where the countryside remains more open and land pressure lower, particularly further from the Oise and closer to the Vexin plateau itself.
As elsewhere in Île-de-France, reading the commune's local planning document is essential: in an agricultural (A) or natural (N) zone, no new building is in principle allowed, and a chalet or a light leisure dwelling remains tightly restricted. Since part of the Vexin français lies within a regional nature park, additional landscape protection rules apply there. Check access to the plot, a rural track or a right of way, and the presence of water and electricity, rare outside villages.
On agricultural parcels, the SAFER land agency may exercise its right of pre-emption, with a risk of the price being revised down if it strays from local land values. Along the Oise, some areas are classified as flood zones, worth checking before any plan to build a shelter or plant trees. Finally, part of the Vexin français and the Oise valley falls within protected areas linked to heritage sites and natural landscapes, which can restrict even modest developments.
The listings of recreational land in Val-d'Oise published on ma-propriete.fr come from private sellers, estate agents and notaries. Filter by area, price or the presence of a water feature, then set up an e-mail alert to be notified of new plots. You can also widen your search to recreational land for sale in Île-de-France.
