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What DVF measures—and what the calculation tells you
Demandes de valeurs foncières (DVF) is produced by France’s Directorate General of Public Finances (DGFiP) from notarial deeds and cadastral information. It records property transactions, not asking prices. A ratio calculated from DVF therefore describes a completed transaction or a defined set of transactions; it does not, by itself, establish the value of another property.
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The calculation for one eligible sale is:
Price per m² (€ / m²) = relevant transaction value (€) ÷ matching area (m²)
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For a local estimate, first define the property type, geography and transaction period, then summarize only eligible, comparable sales. Name the area definition and statistic you use, and report the number of transactions in the sample.
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Choose the area field that matches your question
The geolocated DVF dataset includes several area fields. They describe different things and should not be substituted for one another.
| Field or measure | What it represents | How to use it |
|---|---|---|
surface_reelle_bati |
Real built area | A dwelling-area denominator when this is the area convention you intend to report. |
lot_1_surface_carrez and other lot-level Carrez fields |
Carrez area for individual lots; the schema provides up to five lot fields | Use only when your question specifically concerns Carrez area. Values are sporadic, so the eligible sample may be limited. |
surface_terrain |
Land area | Do not use as the denominator for a dwelling’s built-area price per m². It answers a land-area question instead. |
The government DVF explorer displays real built area rather than Carrez area. Its FAQ notes that Carrez values are recorded sporadically and have no legal value. State the area field and convention in your result, and apply the same convention to every sale being compared. Government DVF explorer
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Calculate a ratio for one transaction
- Identify the sale. Filter by the mutation date and relevant property type, such as an apartment or a house. Keep non-built land separate from dwellings.
- Inspect the mutation’s rows. Use the mutation identifier to find related records and check whether the sale includes multiple lots or property components.
- Select the matching value and area. Use the transaction value only where it can be matched to the area for the same property or scope. Choose one documented area field, such as
surface_reelle_bati. - Check that both inputs are usable. Exclude records with a missing or non-positive value or area, and state that exclusion rule if you report results for a sample.
- Divide and label the result. Divide euros by square meters and report the result as euros per m², identifying the area convention and transaction.
The DVF documentation provides fields and mutation grouping, but not a universal rule for allocating a bundled transaction’s value among its components. If the price and area cannot be matched at the same scope, do not present the quotient as a single-property price per m².
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Build a local figure from comparable sales
A commune-wide or neighborhood figure depends on the sample definition. For example, to estimate an observed price per m² for apartment sales in a commune over a specified period, use apartment mutations within that geography and period, apply a consistent area rule, and leave houses and non-built land out of the sample.
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- Separate property types rather than pooling apartments, houses and land.
- Use a clearly defined geography and mutation period.
- Review all records grouped under a mutation identifier; do not assume each row is a complete, separate sale.
- Exclude or separately report bundled sales when price and area cannot be paired reliably.
- State the number of eligible transactions and whether the summary is a median, mean or another statistic.
A median or mean is a summary of the filtered transactions, not a control for differences in location, date, property condition or composition. Describe it as an observed ratio for the sample you defined, not as an appraisal or a universal market rate.
Choose a DVF source and record its release
The raw DGFiP files, the geolocated derivative and Cerema’s DVF+ open-data structure are related resources with distinct formats. The geolocated dataset provides normalized columns and parcel coordinates; DVF+ provides a documented open-data structure. The government explorer offers a public visualization and filtering interface. Record the source and release or download date, as well as the mutation years used.
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The DGFiP dataset description states that DVF covers the previous five years in metropolitan France and overseas territories, with exceptions for Alsace, Moselle and Mayotte. It also describes updates in April and October, and later releases can add transactions to earlier mutation years. Coverage and contents are release-sensitive, so check the current file and identify its release date when reporting a calculation.
- DGFiP: Demandes de valeurs foncières (DVF) — raw dataset and coverage description.
- data.gouv.fr: Demandes de valeurs foncières géolocalisées — geolocated data and schema.
- Cerema: DVF+ open-data — DVF+ structure.
- Government DVF explorer — public visualization and filtering.
- Government onboarding page for property data.
What to include when publishing your figure
Make the calculation reproducible by reporting:
- the data source and release or download date;
- geography, mutation period and property type;
- the area field and convention used;
- how multi-row or bundled mutations were handled;
- which records were excluded, including missing or non-positive values or areas;
- the sample size and summary statistic.
Those details let readers distinguish a per-sale calculation from a market summary and understand what the resulting number can—and cannot—be compared with.
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