In the heart of Val d’Europe, less than 40 minutes from Châtelet-Les Halles on the RER A and 10 minutes from Roissy by TGV, Serris offers recent housing stock and advertised rents of €22.8 per m² on small units, but strictly regulates short-term letting. Prices, rents, neighbourhoods, budgets and yield: what you need to know before buying in Serris from abroad.
The public indicators that matter before buying to let in Serris, each with its source.
Serris has 10,326 inhabitants according to INSEE’s 2023 census, 2.2% more each year since 2017. 58.7% of main residences are occupied by tenants, including 15.4% in social housing (HLM), and 37.3% of households are single-person: favourable ground for two-room apartments.
The rent map of the Ministry of Housing and ANIL gives an advertised rent of about €22.8 per m² including charges for a 1- or 2-room apartment in Serris, compared with €18.5 for 3 rooms or more.
Sales recorded in DVF show the average price per m² for apartments down 1.7% between July 2025 and June 2026 compared with the previous twelve months, with 115 apartments sold.
The housing stock is recent: according to INSEE, 89.7% of main residences were completed after 1990 and 81.9% of dwellings are apartments, an advantage given the energy rating timetable, to be checked property by property.
Second homes and occasional dwellings account for 18.2% of dwellings in Serris, compared with 15.9% in 2017, and vacant homes for 8.6%, according to INSEE. In 2024 the administrative court of Melun noted that part of the new housing in Val d’Europe is used for short-term letting, now regulated by the conurbation authority.
| Indicator | Value | Source |
|---|---|---|
| Median price per m² of apartments sold | €4,955/m² (686 sales) | DVF, statistics (data.gouv.fr), July 2021 to June 2026 |
| Average price per m² over the last 12 months | 4 863 €/m² | DVF, statistics (data.gouv.fr), July 2025 to June 2026 |
| Population | 10,326 inhabitants | INSEE, census, 2023 |
| Average annual population change | +2.2% per year (2017 to 2023) | INSEE, census, 2023 |
| Young people aged 18 to 24 in education | 528, i.e. 43.0% of 18-24 year-olds | INSEE, census, 2023 |
| Pupils, students and trainees among 15-64 year olds | 10,1 % | INSEE, census, 2023 |
| Main residences occupied by tenants | 58,7 % | INSEE, census, 2023 |
| Single-person households | 37.3% of households | INSEE, census, 2023 |
| One-room main residences | 14,6 % | INSEE, census, 2023 |
| Vacant homes | 8.6% of the housing stock | INSEE, census, 2023 |
| Advertised rent, apartment of 1 or 2 rooms | €22.8/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Advertised rent, apartment of 3 rooms or more | €18.5/m² including charges | 2025 rent map (Ministry of Housing, ANIL), 3rd quarter of 2025 |
| Change in the average price per m² of apartments sold | −1.7% (July 2025 to June 2026, compared with the previous 12 months) | DVF, monthly statistics (data.gouv.fr), average weighted by number of sales |
| Apartment sales over 12 months | 115 sales (July 2025 to June 2026) | DVF, monthly statistics (data.gouv.fr) |
| Second homes and occasional-use homes | 18.2% of dwellings (1,106), compared with 15.9% in 2017 | INSEE, 2023 census |
| Unfurnished social housing (HLM) rentals | 15.4% of primary residences | INSEE, 2023 census |
| Main residences completed after 1990 | 89,7 % | INSEE, 2023 census (calculation) |
| Jobs in Serris | 11,440, i.e. 209.5 jobs per 100 employed residents | INSEE, 2023 census |
| Jobs in Serris held by workers who live elsewhere | 89,6 % | INSEE, commuting flows 2023 (calculation) |
| Students enrolled in Serris in 2025-2026 | 1,191: 961 at university, 230 on BTS courses, including 165 apprentices | Ministry of Higher Education, enrolment atlas |
| Unemployment rate of 15-64 year olds | 8.1% (10.5% in 2017) | INSEE, 2023 census |
| Chessy: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,870 (698 sales) and €22.1 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Magny-le-Hongre: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,629 (358 sales) and €21.1 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Bailly-Romainvilliers: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,247 (206 sales) and €21.0 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Coupvray: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,298 (111 sales) and €21.0 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
| Montévrain: median price per m² of apartments and advertised rent for a 1- or 2-room apartment | €4,617 (1,038 sales) and €22.1 | DVF, statistics (data.gouv.fr), July 2021 to June 2026; 2025 rent map (Ministry of Housing, ANIL) |
Three typical properties, at the median sale price and the town’s advertised rent: enough to place your budget before you start searching.
2 rooms of 44 m², the median size of two-room apartments sold
Market benchmark: 37.3% of households in Serris live alone, which supports demand for small units (INSEE, 2023 census).
3 rooms of 64 m², the median floor area of three-room apartments sold
Market benchmark: 58.7% of main residences are rented in Serris (INSEE, 2023 census).
4 rooms or more, 84 m², the median size sold
The advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its features, the rent you obtain may be higher or lower.
Median DVF sale prices from January 2025 to December 2025 in Serris. Rents estimated at the advertised rent from the 2025 rent map, including charges (€22.8 per m² for a 1- or 2-room apartment, €18.5 for 3 rooms or more). Notary fees estimated at 8% of the price (7 to 8% for older properties according to the notaires de France). Gross yield compares annual rent with the purchase price, before costs and charges.
INSEE does not divide Serris into statistical neighbourhoods: the town is read by sector, following the zoning of Val d’Europe Agglomération’s rules on furnished tourist lets. The neighbouring municipalities complete the choice.
Around Val d’Europe station, the Centre Urbain development zone brings together the international shopping centre, recent buildings and a university site on Cours du Danube, where 961 students are enrolled in 2025-2026. Châtelet-Les Halles is 35 to 39 minutes away on the RER A. The sector is in zone 1 of the tourist-let rules: since 1 December 2024, a company can only let short-term there with compensation. A two-room apartment let year-round targets young professionals.
Extending the town centre, the Pré de Claye development zone covers 69 hectares, almost all in Serris. In 2016 the public developer EPAFRANCE planned around 1,800 homes there, a quarter of them social housing, 400 accommodation units for students and employees, a hotel cluster and a park of about 16 hectares. Buildings there are new or recent, which makes it easier to meet the energy rating timetable. Like the town centre, the neighbourhood is in zone 1 of the tourist-let rules.
Around the Saint-Michel church and Place du Bourg, the old village forms a small historic core: according to INSEE, Serris has only 35 main residences built before 1946, and 15.6% of its dwellings are houses. Outside the Centre Urbain and Pré de Claye development zones lies zone 2 of the tourist-let rules: a company can obtain an authorisation there without compensation, limited to one home. A house there is usually let unfurnished, to a family. Check the zoning of the address on the conurbation authority’s map.
According to DVF, apartments sold for a median of €4,247 per m² in Bailly-Romainvilliers and €4,298 in Coupvray between July 2021 and June 2026, compared with €4,955 in Serris, for an advertised rent of €21.0 per m² on a 1- or 2-room apartment. Gross yield is slightly higher there, in smaller markets: 206 and 111 sales in five years. Private individuals follow the same authorisation regime as in Serris; companies do not need a change-of-use authorisation there.
Serris is not divided into IRIS units: INSEE publishes no census figures by sector, and no official source gives prices or rents by sector. The sectors follow the zoning of Val d’Europe Agglomération’s tourist-let rules; prices and rents for the neighbouring municipalities come from DVF and the 2025 rent map.
Retail and service employees, commuters to Paris, students and families: in Serris, demand comes first from workers, drawn by 11,440 jobs and the RER A.
According to the Ministry of Higher Education, 961 students follow a university course in Serris, on Cours du Danube, and 230 a BTS, including 165 as apprentices. Serris belongs to the Paris urban area as defined by INSEE.
Retail, transport and services account for 79.6% of jobs in Serris according to INSEE, which counts more than two jobs there for every resident worker. Two-room apartments close to the town centre and the RER find tenants all year round.
According to INSEE, nearly 9 jobs in 10 in Serris are held by workers from other municipalities, from Bussy-Saint-Georges to Meaux: all potential tenants for a home close to work.
According to INSEE, 23.2% of households in Serris moved in less than two years ago: plan for regular re-letting and a property that is easy to re-let.
Sources: Ministry of Higher Education, 2025-2026 enrolment atlas; INSEE, 2023 census and 2023 commuting data. Unemployment affects 8.1% of 15-64 year-olds in Serris in the 2023 census, compared with 10.5% in 2017 (INSEE).
In Serris, year-round letting remains the basis: furnished for two-room apartments in the town centre, unfurnished for families. Short-term letting requires an authorisation from the conurbation authority.
Having your property managed remotely →| Option | In Serris | Our view |
|---|---|---|
| Unfurnished rental | 40.9% of households have children: three-room apartments and houses are let unfurnished, on three-year leases. In a high-demand area, the tenant’s notice period is one month and rent increases between two tenants are capped. | For a large home |
| Furnished | 37.3% of households live alone and nearly 9 jobs in 10 are held by workers from elsewhere: a furnished two-room apartment near the RER meets this demand, with a one-month notice period. | To prioritise |
| House share | In our typical budgets, a large home yields 4.5% gross, compared with 5.3% for a two-room apartment, and student demand remains modest. | Not well suited |
| Mobility lease | From 1 to 10 months, furnished, for a tenant in higher education, on an internship, in an apprenticeship, in vocational training, in civic service, on a job transfer or on a temporary assignment. | For a few months |
| Short-term rental | Authorisation from the conurbation authority required, except for a main residence let for less than 120 days a year: one per private individual and per municipality, for one renewable year. A company must provide compensation in zone 1. | Tightly regulated |
In Serris, the high-demand area status and Val d’Europe’s rules on furnished tourist lets set the framework for letting. Check the rules below before costing your project.
Serris has been in a high-demand area since the decree of 25 August 2023, and remains so in the list applicable from 1 January 2027. The notice period for an unfurnished home is one month. For a lease signed between 1 August 2026 and 31 July 2027, the rent cannot exceed that of the previous tenant, with some exceptions. A home empty for at least a year is taxed: 17% of the rental value in the first year, 34% thereafter.
Rent levels are not capped in Serris: in Île-de-France, rent control only applies in Paris, Est Ensemble and Plaine Commune, according to Service Public. We found no rental permit (permis de louer) in Serris or in the conurbation. The municipality also applies a 60% surcharge to the housing tax on second homes (2025).
Since 1 June 2024, Val d’Europe Agglomération has required an authorisation for furnished tourist lets, except for a main residence let for less than 120 days a year. A private individual obtains a one-year authorisation, renewable, limited to one home per municipality, and every listing carries the registration number issued on declaloc.fr. The administrative court of Melun refused to suspend these rules on 19 June 2024.
A company letting short-term must obtain a permanent authorisation. In the Centre Urbain and Pré de Claye development zones, zone 1, it has had to provide compensation for each home since 1 December 2024, by converting an office or a shop into housing, or by buying a commercial-use right (titre de commercialité), at an unregulated price. Elsewhere, the authorisation is limited to one home per company. Without authorisation, the fine can reach €100,000, according to Service Public.
Since 1 January 2025, a home rated G can no longer be let under a new lease; F-rated homes will follow in 2028 and E-rated homes in 2034. For a furnished tourist let, the authorisation requires an energy rating from A to E. The housing stock in Serris is recent: 89.7% of main residences date from after 1990, according to INSEE.
Serris has no natural risk prevention plan, according to Géorisques, which reports ground movements due to differential settlement and the transport of hazardous goods there. Read the risk report attached to every sale agreement.
Your rents are taxed in France, whatever your country of residence. What changes is how they are treated at home and the rate of social contributions.
BelgiumFor a property held directly and let unfurnished, Belgium exempts these rents but uses them to set your tax rate. Social contributions: 7.5% if you are affiliated to Belgian social security and not dependent on any compulsory French scheme.
Investing from Belgium →
United KingdomThe United Kingdom also taxes your rents, with a credit for French income tax. The British tax authority (HMRC) includes in this credit the 7.5% solidarity levy, which is due if you are affiliated in the United Kingdom. Only the CSG and CRDS are excluded from it by the tax treaty.
Investing from the United Kingdom →
SwitzerlandSwitzerland exempts your French rents, but takes them into account for your tax rate. The 7.5% rate requires you to be covered by Swiss compulsory health insurance (LAMal) and not to be dependent on any compulsory French scheme.
Investing from Switzerland →The reduced rate depends on your affiliation, not your country: without affiliation in the European Union, the EEA, Switzerland or the United Kingdom, or if you are dependent on a compulsory French scheme, you pay the full rate.
Tax treaties by country →Rules taken from our country pages and our tax page, for 2025 income. Your exact situation depends on your affiliation and on your country’s tax treaty.
Your rents and your capital gain are taxed in France, even if you live abroad.
On resale, the tax on the capital gain is withheld by the notary, with allowances for length of ownership from the 6th year: exemption from tax after 22 years, and from social contributions after 30 years.
Depending on your situation, our strategies and the way your purchase is structured can reduce, or even neutralise, the tax: we look at them with you from the very first call.
Taxation for the expat investor →Property tax and household waste tax apply to half the cadastral rental value of the home: ask the seller for their latest notice to know the amount. Serris applies a 60% surcharge to the housing tax on second homes (2025). Sources: collectivites-locales.gouv.fr, impots.gouv.fr, notaires.fr.
Here is a simple example, for illustration purposes: a 40 m² two-room flat, at the median sale price and the average advertised rent.
| Furnished letting, micro-BIC regime | Affiliated in the EU, the EEA, Switzerland or the United Kingdom | Other cases (full rate) |
|---|---|---|
| Rents over one year | 10 944 € | 10 944 € |
| Taxable income after the 50% allowance | 5 472 € | 5 472 € |
| Income tax at the 20% minimum rate | − 1 094 € | − 1 094 € |
| Social contributions | − 410 € (7,5 %) | − 1 018 € (18,6 %) |
| Left after tax | 9 440 € | 8 832 € |
| Yield after tax | ≈ 4,8 % | ≈ 4,5 % |
Assumptions: furnished letting under the micro-BIC regime, 50% allowance, 20% minimum rate for non-residents (2025 income), rents received counted in full. The 7.5% rate also requires you not to be dependent on any compulsory French scheme: a retired person who receives only a French pension pays the full rate. Charges, property tax, notary fees and loan interest are not deducted: under the actual regime (régime réel), the tax can be significantly lower.
An advertised rentThe rent from the map is an advertised rent including charges, so it is higher than the rent excluding charges that you will receive.
The rent at your addressThe advertised rent is an average for the town: depending on the neighbourhood, the condition of the property and its size, the rent you obtain may be higher or lower.
Costs and chargesNotary fees, renovation works, property tax, insurance and management then reduce the net yield.
This calculation helps compare cities or properties; it does not guarantee any result.
Do you live abroad and are you looking at Serris? In 45 minutes, we tell you what is feasible with your budget, your down payment and your country of residence.
Book a call →Serris has a rare advantage for an expatriate: Marne-la-Vallée - Chessy TGV station, 3 minutes away on the RER A, links Val d’Europe to Roissy-Charles-de-Gaulle in 10 minutes and to 34 stations without a change, including Brussels, Lille and Lyon, according to the SNCF timetable. Paris is less than 40 minutes away on the RER A from Val d’Europe station.
126 RER A trains per weekday from Val d’Europe, one every 7 to 8 minutes at peak times; Gare de Lyon in 34 minutes.
21 direct TGVs per weekday from Marne-la-Vallée - Chessy to Aéroport Charles-de-Gaulle 2 TGV station.
7 direct TGVs per weekday from Marne-la-Vallée - Chessy to Brussels-Midi, 8 in the other direction.
At best, by Eurostar to Lille Europe then a direct TGV: no Eurostar links London to Marne-la-Vallée without a change.
On Fridays, Saturdays and Sundays, a direct Eurostar links Amsterdam, Rotterdam, Antwerp and Brussels to Marne-la-Vallée - Chessy.
From Marne-la-Vallée - Chessy: Lille Europe in 1 h 06, Lyon Part-Dieu in 1 h 45, Strasbourg in 1 h 58, Marseille in 3 h 11.
Timetables taken on 11 November 2026 from the official SNCF and Île-de-France Mobilités timetables for Tuesday 17 November 2026, and from Eurostar’s for the November weekends; they vary from day to day. Coupled trains counted once.
Yes, under conditions. Since 1 June 2024, Val d’Europe Agglomération has required a change-of-use authorisation for furnished tourist lets, except for a main residence let for less than 120 days a year. A private individual can obtain a one-year renewable authorisation, limited to one home per municipality. A company has had to provide compensation for each home in the Centre Urbain and Pré de Claye development zones since 1 December 2024. The interim relief judge of the administrative court of Melun refused to suspend these rules on 19 June 2024.
No. Serris is not on the list of municipalities where rent levels are capped, according to Service Public. It has, however, been in a high-demand area, within the Paris urban area, since the decree of 25 August 2023. For a lease signed between 1 August 2026 and 31 July 2027, the rent of a re-let home cannot exceed that of the previous tenant, with some exceptions, such as a home empty for more than 18 months. For a home rated F or G, no increase is allowed.
The 2025 rent map gives €22.8 per m² including charges for a one- or two-room apartment, i.e. about €1,026 for 45 m². Location relative to the RER, the floor and parking make this amount vary. Ask a local letting agent for an estimate before committing.
INSEE counts 1,106 second homes and occasional dwellings in Serris in 2023, i.e. 18.2% of dwellings, compared with 15.9% in 2017. According to the administrative court of Melun, part of the new housing in Val d’Europe is used for short-term letting: this is what led the conurbation authority to regulate it. For an investor, this segment is therefore more competitive and more regulated.
Yes, for a furnished tourist let. Landlords in Val d’Europe register on the declaloc.fr platform and obtain a number to display on all listings. Service Public states that failing to register exposes you to a civil fine of up to €5,000, and the absence of a change-of-use authorisation to a fine of up to €100,000.
Yes, as everywhere in mainland France. Since 2025, only homes rated A to F can be offered for rent, then A to E from 2028 and A to D in 2034. A furnished tourist rental must already be rated A to E. The stock in Serris is recent, but have the DPE checked before the offer all the same.
We found none, either in Serris or in Val d’Europe Agglomération, as of 11 November 2026. Before buying, check with the town hall that no scheme has been voted since.
According to Île-de-France Mobilités timetables, the RER A links Val d’Europe station to Châtelet-Les Halles in 35 to 39 minutes, with 126 departures per weekday. From Marne-la-Vallée - Chessy TGV station, 3 minutes away on the RER, 21 direct TGVs a day reach Roissy-Charles-de-Gaulle airport in 10 minutes, according to the SNCF.
According to sales recorded in DVF from January 2025 to December 2025, a two-room apartment sold for a median price of €226,000, a three-room apartment for a median price of €295,350 and a large home for a median price of €416,500. Allow about 8% notary fees on top for older properties, and a works budget if the energy rating is poor.
In 2026, the municipal property tax rate is 60.88%. These rates apply to half the cadastral rental value of the home: ask the seller for their latest property tax notice to know the amount.
For a 40 m² furnished two-room apartment bought for €198,200 and let for €912 a month, about 4.8% of the price remains after tax if you are covered by a scheme in the European Union, the EEA, Switzerland or the United Kingdom without depending on a mandatory French scheme, and 4.5% otherwise, under the micro-BIC regime and at the minimum rate of 20%. Charges, property tax and purchase costs are not deducted.
The capital gain is taxed in France at 19%, plus social contributions, and the notary withholds this tax at the time of sale, with an exemption from tax after 22 years and from social contributions after 30 years of ownership.
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