🏙 Property in Saint-Denis (97400)

Saint-Denis has a population of 155,634, a density of about 1,093 inhabitants per km². Flats sell there at a median price of €2,638/m² (2025) and are advertised for rent at around €15.1/m² per month, an indicative gross yield of about 6.9%. Between 2022 and 2025, advertised rents are up by 13.9%. The overall property tax rate on buildings (taxe foncière) is 38.97% in 2025, up by 1.58 point compared with 2021. Saint-Denis has had 14 natural disaster declarations since 1982, 10 of them for floods or mudslides. The national register lists 811 registered co-ownerships (50,982 units).

📰 Saint-Denis at a glance

Département: La Réunion (974) · Region: La Réunion

Size and profile

Saint-Denis has a population of 155,634, placing it among the most populated municipalities in its département (the median is 29,760 inhabitants). With 1,093 inhabitants per km², it has a urban or suburban profile.

Rents and prices

The advertised rent (€15.1/m² per month) is above the département median (€13.9/m²). Between 2022 and 2025, the advertised rent has risen by 13.9%, faster than the département median (11.2%). The median price of flats sold is €2,638/m² (2025), below the median of the municipalities in its département (€2,780/m²).

Incomes and taxation

The overall property tax rate (38.97%) is 8.3 points lower than the département median (47.24%).

Hazards and energy

Saint-Denis has had 14 natural disaster declarations since 1982, i.e. more than the median of the municipalities in its département (13). They mainly concern floods and mudslides (10 declarations). A natural risk prevention plan is in force in the municipality.

Co-ownerships

The national register lists 811 co-ownerships (50,982 units), or about 5.2 per 1,000 inhabitants.

Points to watch before buying or renting

• Flood risk is listed: check the risk statement for the property and, if there is one, the prevention plan attached to the local urban plan.
• Before buying into a co-ownership: ask for the minutes of the last three general meetings, the maintenance log, the amount of the works fund and the state of unpaid charges.

Summary written automatically from the figures on this page, comparing the municipality with the median of the municipalities in its département (or of France when the département has too few municipalities with data).

💶 Prices and rents: how they have changed

14,748 listings observed. These are advertised rents, service charges included: they are higher than the rents of existing leases. The estimation method was revised in 2022: only the 2022 and later editions, which are comparable with each other, are shown. The gross yield compares the annualised rent with the median sale price of flats; it takes no account of service charges, property tax or vacancy.

🌊 Natural hazards

Hazards listed for the municipality:

A declaration recognises a state of natural disaster for a given event; it triggers the “natural disasters” cover of home insurance policies and of the building’s insurance. “Drought” declarations relate to the shrinking and swelling of clay soils, a frequent cause of cracks in buildings. A risk statement (état des risques) must in particular be attached to a sale or lease when the property lies in an area covered by a prevention plan, in seismic zone 2 to 5, or with a class 3 radon potential. This page presents municipal data: it does not replace the risk statement drawn up for the property’s address.

🧾 Property tax and local taxation

The overall rate adds the municipal share and the inter-municipal share. The tax due by an owner equals this rate applied to half of the home’s cadastral rental value, reduced where applicable by exemptions.

🏢 The co-ownerships of Saint-Denis

Budget and arrears are declared by the managing agents to the register; outliers are discarded and the median is used. They are only available for the years in which the register publishes them.

🧑‍💼 The main professional managing agents

📊 Saint-Denis compared with neighbouring municipalities

• Advertised rent: 15.1 €/m²/month, rank 4 of 9 municipalities compared, from highest to lowest (neighbours’ median: 13.9 €/m²/month).
• Median price of flats: 2,638 €/m², rank 3 of 6 municipalities compared, from highest to lowest (neighbours’ median: 2,601 €/m²).
• Property tax rate: 38.97 %, rank 9 of 9 municipalities compared, from highest to lowest (neighbours’ median: 49.14 %).

The 8 nearest municipalities (as the crow flies, from the centre). Latest values available; “—”: data not published or too few sales. Rents are estimated for groups of municipalities: neighbours may share the same estimate. The rank compares the municipality with these neighbours, not with the whole of France.

📚 Sources and method

Each indicator comes from an open dataset that is kept over time: when a source is updated or corrected, the old value stays on record, which makes it possible to follow changes from one year to the next.

• Ministère de la Transition écologique, base GASPAR (Géorisques) — Licence Ouverte 2.0. Retrieved in October 2026.
• Demandes de valeurs foncières © DGFiP / Etalab — Licence Ouverte 2.0. Retrieved in October 2026.
• Carte des loyers © Ministère de la Transition écologique / ANIL — Licence Ouverte 2.0. Retrieved in October 2026.
• INSEE, API Géo (Etalab) — Licence Ouverte 2.0. Retrieved in October 2026.
• ASN / IRSN, potentiel radon des communes — Licence Ouverte 2.0. Retrieved in October 2026.
• Registre national d'immatriculation des copropriétés (ANAH) — Licence Ouverte 2.0. Retrieved in October 2026.
• DGFiP, fiscalité locale des particuliers — Licence Ouverte 2.0. Retrieved in October 2026.
• Sale prices: single-property sales (flats) in the streets where the register lists co-ownerships; median calculated from 10 sales or more.