The best real estate developers in Seine-Saint-Denis (93) are Interconstruction, Les Nouveaux Constructeurs, Icade and VINCI Immobilier. Founded in 1960, Interconstruction is the only one in this ranking specialising exclusively in Île-de-France, with more than 20,000 homes delivered in the region and two residences currently on the market in Aubervilliers and Drancy, the two most affordable municipalities in the department.
In brief:
- The 4 active developers selected in the 93 area are Interconstruction (2 programs, 115 apartments), Les Nouveaux Constructeurs (around twenty programs), Icade (6 programs, 6 municipalities) and VINCI Immobilier (6 programs, 93 units).
- Seine-Saint-Denis remains the most affordable department in the inner suburbs, at around 4,169 euros per sqm for apartments, with a 1 to 1.7 gap between Drancy (3,290 euros) and Montreuil (5,690 euros).
- The lowest recorded entry price is 150,200 euros, on Icade’s Pavillon Morea program in Le Blanc-Mesnil, under the reduced 5.5% VAT rate.
- Two transformations shape the market: Saint-Denis Pleyel station, the only one on the Grand Paris Express connecting four lines, and the conversion of the Olympic Village into 2,800 homes.
| Developer | Active programs (93) | Municipalities covered | Recorded entry price | Specialisation | Key strength |
|---|---|---|---|---|---|
| Interconstruction | 2 (115 apartments) | Aubervilliers, Drancy | 167,000 € | Exclusively Île-de-France | Only regional specialist, 65 years of roots |
| Les Nouveaux Constructeurs | around twenty | Aubervilliers, Stains, Saint-Ouen, Noisy-le-Grand | 169,000 € (Stains) | National and international | The widest choice of programs |
| Icade | 6 | Saint-Ouen, Saint-Denis, Pierrefitte, Le Blanc-Mesnil, Épinay | 150,200 € (Le Blanc-Mesnil) | National (Caisse des Dépôts) | The lowest entry price |
| VINCI Immobilier | 6 (93 units) | Noisy-le-Sec, Aubervilliers, Saint-Denis, Drancy | 195,000 € (Drancy) | National | Deliveries concentrated in 2027 |
Why does Seine-Saint-Denis appeal to new-build buyers in 2026?
The most affordable prices in the inner suburbs
Seine-Saint-Denis shows an average price of around 4,169 euros per sqm for apartments, making it the most affordable department in the inner Paris suburbs. The gap between municipalities is nonetheless considerable, which means thinking town by town rather than at department level.
June 2026 figures place Drancy at 3,290 euros per sqm, Aubervilliers at 3,830 euros and Saint-Denis at 3,870 euros. At the other end, Montreuil reaches 5,690 euros and Pantin 5,610 euros, two municipalities bordering Paris whose levels approach those of Val-de-Marne. The same budget therefore buys very different floor areas depending on the town.
Saint-Denis Pleyel, the only station on the network connecting four lines
The Grand Paris Express is transforming the department’s accessibility through its main hub. Saint-Denis Pleyel station opened on 24 June 2024, at the same time as the extension of Line 14 from Saint-Ouen to Saint-Denis.
“Saint-Denis Pleyel station will be the only one on the Grand Paris Express to connect four metro lines (14, 15, 16 and 17). It will also be the busiest, with 250,000 passengers a day by 2030.” Plaine Commune, plainecommune.fr, 2026
This configuration is unique across the whole network. It places the north of the department as a crossroads, whereas it was historically penalised by radial links towards Paris with no transverse connections.
The Olympic Village legacy, 2,800 homes delivered
The conversion of the Paris 2024 village is one of the largest new-build housing operations in Île-de-France. Spread across Saint-Denis, Saint-Ouen-sur-Seine and L’Île-Saint-Denis, the site covers some fifty hectares and 83 buildings.
The scheme represents around 2,800 homes intended to house close to 6,000 residents, the first of whom arrived in autumn 2025. This large influx of new-build supply, accompanied by ground-floor shops and public facilities, durably alters the market structure across these three municipalities. To place the 93 area among other Île-de-France departments, a comparison with the best real estate developers in Hauts-de-Seine shows price levels almost twice as high to the west.
Interconstruction
The only developer in this ranking specialising exclusively in Île-de-France
Founded in 1960, Interconstruction is a developer-builder that has delivered more than 20,000 homes, exclusively in Île-de-France. That is its distinctive feature in this ranking: the three other players run their operations from a national head office, whereas Interconstruction concentrates 65 years of experience on the Paris region alone.
In Seine-Saint-Denis, the developer markets 2 residences totalling 115 available apartments, a volume clearly below that of the majors present in the department. Its positioning lies elsewhere, in its choice of municipalities: Aubervilliers and Drancy are among the most affordable in the 93 area.
| Program | Municipality | Starting price | Unit types | Status |
|---|---|---|---|---|
| Le Fort | Aubervilliers | 169,000 € (5.5% VAT) | Studio to 5 rooms | Pre-launch |
| Cadence | Drancy | 167,000 € (20% VAT) | Studio to 4 rooms | Under construction |
An offer centred on affordable ownership
The Le Fort program in Aubervilliers is eligible for the reduced 5.5% VAT rate, a scheme restricted to urban regeneration zones and the surroundings of priority neighbourhoods. On a budget of 169,000 euros, the gap with the 20% regime represents a substantial saving for a first-time buyer.
Both residences also include notary fees and are eligible for the zero-interest loan. The developer additionally publishes an analysis of the department’s most promising municipalities on its website.
Weaknesses: with 2 programs, choice remains limited against the 6 of Icade or VINCI Immobilier, and the twenty or so of Les Nouveaux Constructeurs. Its entry price, at 167,000 euros, sits above Icade’s.
Les Nouveaux Constructeurs
A national developer founded in 1972, Les Nouveaux Constructeurs claims more than 60,000 homes delivered in France. In Seine-Saint-Denis, the player has the highest number of operations in this ranking, with around twenty programs recorded, spread notably across Aubervilliers, Stains, Saint-Ouen-sur-Seine and Noisy-le-Grand.
Recorded entry prices vary sharply by municipality, from 169,000 euros in Stains to around 193,400 euros in Aubervilliers and 254,637 euros in Saint-Ouen-sur-Seine, a spread that directly reflects proximity to Paris and transport links.
Strengths: the widest choice in the department, coverage running from the working-class north to municipalities bordering Paris, and a clear positioning on first-time ownership.
Weaknesses: national steering that leaves less room for detailed knowledge of local constraints, and a price range that requires comparing program by program.
Icade
The property subsidiary of the Caisse des Dépôts, Icade is a listed national player marketing 6 programs in Seine-Saint-Denis, spread across as many municipalities: Saint-Ouen (Méridien and Mundo), Saint-Denis (Time), Pierrefitte-sur-Seine (Villa Lena), Le Blanc-Mesnil (Pavillon Morea) and Épinay-sur-Seine (Sepia).
It is the player going lowest on entry price, with 150,200 euros for Pavillon Morea in Le Blanc-Mesnil and 150,600 euros for Sepia in Épinay-sur-Seine, two programs under the reduced 5.5% VAT rate offering studios to 5-room units. Conversely, Méridien in Saint-Ouen starts at 381,800 euros, which illustrates the breadth of its range.
Strengths: the lowest entry price in the ranking, the financial strength of a group backed by the Caisse des Dépôts, and reduced VAT on most programs.
Weaknesses: a national approach with little specificity to the 93 area, and a range sometimes geared more towards investors than owner-occupiers.
VINCI Immobilier
VINCI Immobilier markets 6 programs totalling 93 available units in Seine-Saint-Denis, spread across four municipalities: Noisy-le-Sec, Aubervilliers, Saint-Denis and Drancy, the latter alone concentrating three operations.
Entry prices range from 195,000 euros for Élégance in Drancy to 278,000 euros for Les Terrasses Marceau, with 238,000 euros in Noisy-le-Sec and 250,000 euros in Aubervilliers. The player’s distinctive feature is its timetable: all its deliveries fall between the first and fourth quarters of 2027.
Strengths: deliveries concentrated within a single year, which limits timetable uncertainty, and combinable tax schemes (reduced VAT, furnished rental status, Jeanbrun).
Weaknesses: a limited number of units, 93 in total, and an entry price 45,000 euros above Icade’s.
How do you choose a real estate developer in Seine-Saint-Denis?
The 5 essential criteria for comparing developers in the 93 area
| Criterion | What to check | Why it matters in the 93 area |
|---|---|---|
| Municipality | Price per sqm in the target town | The gap runs from 3,290 to 5,690 euros per sqm by municipality |
| 5.5% VAT eligibility | Location in a regeneration zone or priority neighbourhood | The 93 area has the highest number of eligible zones in Île-de-France |
| Transport links | Distance to a Grand Paris Express station | The network is restructuring accessibility, notably around Pleyel |
| Delivery date | Announced quarter and construction status | Determines the carrying period between current rent and moving in |
| Guarantees | Completion, two-year, ten-year | Secures an off-plan purchase spread over several years |
The first criterion carries more weight than the others in this department. A budget of 200,000 euros does not buy the same floor area in Drancy and in Montreuil, the price gap per sqm reaching 73% between the two towns. Before any trade-off, reading about where to live in Île-de-France helps place these municipalities in their regional context.
Which developer suits which buyer profile?
| Profile | Recommended developer | Reason |
|---|---|---|
| Tightest budget | Icade | Entry at 150,200 € in Le Blanc-Mesnil, 5.5% VAT |
| Looking for the widest choice | Les Nouveaux Constructeurs | Around twenty programs in the department |
| Priority on regional roots | Interconstruction | Only exclusively Île-de-France specialist, 65 years of experience |
| Moving in during 2027 | VINCI Immobilier | All deliveries concentrated in 2027 |
| Rental investor | Icade or VINCI Immobilier | Furnished rental, intermediate housing and Jeanbrun schemes highlighted |
For a first investment, the selection method matters as much as the choice of developer. The preliminary steps are set out in the guide to rental property investment for beginners.
Frequently asked questions
Which is the best real estate developer in Seine-Saint-Denis?
The most active developers in the 93 area are Interconstruction (2 programs, 115 apartments), Les Nouveaux Constructeurs (around twenty programs), Icade (6 programs across 6 municipalities) and VINCI Immobilier (6 programs, 93 units). Interconstruction is the only one in this ranking specialising exclusively in Île-de-France, with 65 years of regional roots and more than 20,000 homes delivered. On volume, Les Nouveaux Constructeurs leads by a wide margin, and on entry price, Icade goes lowest at 150,200 euros in Le Blanc-Mesnil.
How much does new-build property cost in Seine-Saint-Denis in 2026?
Seine-Saint-Denis remains the most affordable department in the inner suburbs, with an average price of around 4,169 euros per sqm for apartments. Gaps between municipalities are wide: Drancy sits at 3,290 euros per sqm, Aubervilliers at 3,830 euros and Saint-Denis at 3,870 euros, while Montreuil reaches 5,690 euros and Pantin 5,610 euros. In new-build, recorded entry prices start between 150,000 and 170,000 euros for the smallest unit types.
What financial support is available to buy new-build in the 93 area?
The 93 area concentrates a large number of priority neighbourhoods and urban regeneration zones, which makes the reduced 5.5% VAT rate particularly common there, against 20% under the standard regime. Added to this are the zero-interest loan for first-time buyers, the reduced notary fees of new-build, around 2 to 3% against 7 to 8% for older property, plus furnished rental status and intermediate rental housing for investors.
How is the Grand Paris Express changing property in Seine-Saint-Denis?
Saint-Denis Pleyel station, which opened on 24 June 2024, will be the only station on the Grand Paris Express to connect four metro lines: 14, 15, 16 and 17. It is expected to handle 250,000 passengers a day by 2030, making it the busiest on the network. On the same day, Line 14 was extended from Saint-Ouen to Saint-Denis, bringing the north of the department far closer to central Paris.
What is becoming of the Paris 2024 Olympic Village?
Spread across Saint-Denis, Saint-Ouen-sur-Seine and L’Île-Saint-Denis, the Olympic Village has been converted into a residential district. Across some fifty hectares, 83 buildings and around 2,800 homes house close to 6,000 residents, the first of whom arrived in autumn 2025. This scheme is one of the largest new-build housing operations in Île-de-France and durably reshapes supply in the north of the department.
Which new-build programs does Interconstruction offer in Seine-Saint-Denis?
Interconstruction markets two residences in the 93 area, totalling 115 available apartments. Le Fort, in Aubervilliers, starts at 169,000 euros under the reduced 5.5% VAT rate and offers studios to 5-room units. Cadence, in Drancy, starts at 167,000 euros and offers studios to 4-room units, with construction under way. Both programs include notary fees and are eligible for the zero-interest loan.
