{"id":683794,"date":"2026-04-25T19:04:39","date_gmt":"2026-04-25T17:04:39","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-versailles-le-24-juin-2025-n24-02694\/"},"modified":"2026-04-25T19:04:39","modified_gmt":"2026-04-25T17:04:39","slug":"cour-dappel-de-versailles-le-24-juin-2025-n24-02694","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ar\/cour-dappel-de-versailles-le-24-juin-2025-n24-02694\/","title":{"rendered":"Cour d’appel de Versailles, le 24 juin 2025, n\u00b024\/02694"},"content":{"rendered":"
\n

Par un arr\u00eat du 24 juin 2025, la cour d’appel de Versailles statue en mati\u00e8re d’expropriation pour cause d’utilit\u00e9 publique. Elle tranche la qualification d’une parcelle et la m\u00e9thode d’\u00e9valuation indemnitaire, au regard des r\u00e8gles de l’expropriation.<\/p>\n

L’op\u00e9ration porte sur un terrain de 384 m\u00b2 situ\u00e9 dans le secteur des Groues. La d\u00e9claration d’utilit\u00e9 publique date du 31 juillet 2019, modifi\u00e9e le 27 d\u00e9cembre 2019, et l’ordonnance de transfert intervient le 9 f\u00e9vrier 2021.<\/p>\n

Le juge de l’expropriation de [Localit\u00e9 19] fixe, le 18 mars 2024, une indemnit\u00e9 principale de 406 080 euros, issue d’un prix unitaire de 1 175 euros\/m\u00b2 avec coefficient 0,9. Il alloue 41 608 euros de remploi et 2 000 euros au titre de l’article 700, les parties relevant appel au printemps 2024.<\/p>\n

Les expropri\u00e9s soutiennent la qualification de terrain \u00e0 b\u00e2tir, invoquant la constructibilit\u00e9 du secteur et la pr\u00e9sence de r\u00e9seaux suffisants. Ils r\u00e9clament 2 500 euros\/m\u00b2, soit 960 000 euros, en contestant l’abattement li\u00e9 \u00e0 la configuration en lani\u00e8re. L’\u00e9tablissement public nie la desserte effective, appr\u00e9ci\u00e9e \u00e0 l’\u00e9chelle de la zone, et propose une valorisation notablement inf\u00e9rieure fond\u00e9e sur d’autres termes de comparaison. Le commissaire du gouvernement propose des montants interm\u00e9diaires pour l’indemnit\u00e9 principale et de remploi.<\/p>\n

La Cour doit pr\u00e9ciser la date de r\u00e9f\u00e9rence, l’usage effectif pris en consid\u00e9ration et les crit\u00e8res ouvrant la qualification de terrain \u00e0 b\u00e2tir. Elle rappelle que \u00ab Conform\u00e9ment aux dispositions de l’article L 322-2, du code de l’expropriation, les biens sont estim\u00e9s \u00e0 la date de la d\u00e9cision de premi\u00e8re instance, seul \u00e9tant pris en consid\u00e9ration – sous r\u00e9serve de l’application des articles L 322-3 \u00e0 L 322-6 dudit code – leur usage effectif \u00e0 la date d\u00e9finie par ce texte. La date du jugement est le 18 mars 2024. \u00bb Puis elle pr\u00e9cise : \u00ab La date de r\u00e9f\u00e9rence vis\u00e9e \u00e0 l’article L 322-2 du code de l’expropriation, s’agissant de l’usage effectif de l’immeuble, conform\u00e9ment \u00e0 l’article L 215-18 du code de l’urbanisme, car il existe un plan local d’urbanisme, est constitu\u00e9e par la date \u00e0 laquelle est devenu opposable aux tiers le plus r\u00e9cent des actes approuvant, modifiant ou r\u00e9visant le plan local d’urbanisme et d\u00e9limitant la zone dans laquelle est situ\u00e9 le terrain. Cette date se situe au 30 juin 2022, date \u00e0 laquelle a \u00e9t\u00e9 publi\u00e9 l’acte renouvelant la ZAD des Groues. \u00bb Enfin, \u00ab il n’y a pas lieu de tenir compte de l’usage que l’autorit\u00e9 expropriante compte faire du bien. \u00bb<\/p>\n

Appliquant ces rep\u00e8res, la Cour refuse la qualification de terrain \u00e0 b\u00e2tir et retient une situation privil\u00e9gi\u00e9e. Elle \u00e9nonce que \u00ab Dans ces conditions, le terrain objet du pr\u00e9sent litige ne peut \u00eatre qualifi\u00e9 de terrain \u00e0 b\u00e2tir. En revanche il peut \u00eatre qualifi\u00e9 de terrain en situation privil\u00e9gi\u00e9e, ce que la partie expropriante admet dans ses \u00e9critures. \u00bb Elle fixe la m\u00e9thode de valorisation et pr\u00e9cise que \u00ab S’agissant des termes de comparaison, ne seront pas pris en compte ceux des ann\u00e9es 2010, 2014, 2015, 2016, 2018, qui sont trop anciens. La m\u00e9thode consistant \u00e0 les actualiser ne sera pas retenue car elle est al\u00e9atoire. \u00bb D’abord, l’arr\u00eat clarifie les crit\u00e8res temporels et mat\u00e9riels de la qualification. Ensuite, il ordonne la m\u00e9thode de comparaison et sa pond\u00e9ration, avec leurs effets indemnitaires.<\/p>\n

I. La qualification du terrain \u00e0 l’aune de la date de r\u00e9f\u00e9rence<\/p>\n

A. La fixation des rep\u00e8res temporels et fonctionnels<\/p>\n

La Cour r\u00e9affirme l’articulation entre date de premi\u00e8re instance et date de r\u00e9f\u00e9rence, en rectifiant l’erreur initiale. Elle cite pr\u00e9cis\u00e9ment l’article L 322-2 et retient l’opposabilit\u00e9 du dernier acte modifiant le plan local d’urbanisme, au 30 juin 2022.<\/p>\n

Ce faisant, elle encadre l’analyse par l’\u00ab usage effectif \u00bb du bien, conform\u00e9ment au texte rappel\u00e9, et \u00e9carte tout projet ou destination future. Cette m\u00e9thode s\u00e9curise l’assiette factuelle, tout en uniformisant la r\u00e9f\u00e9rence temporelle pour les lots de la zone.<\/p>\n

B. La desserte effective appr\u00e9ci\u00e9e \u00e0 l’\u00e9chelle de la zone<\/p>\n

La Cour d\u00e9finit la qualification selon une double condition cumulative. Elle \u00e9crit que \u00ab Le juge a l’obligation de se prononcer sur la qualification du terrain, au sens de l’article L 322-3 du code de l’expropriation ; cette qualification est r\u00e9serv\u00e9e aux terrains qui \u00e0 la date de r\u00e9f\u00e9rence, soit au 30 juin 2022, et non pas au 31 juillet 2018 (comme mentionn\u00e9 dans le jugement) remplissent, quelle que soit leur utilisation, une double condition :<\/p>\n

– d’une part, ils sont effectivement desservis par une voie d’acc\u00e8s, un r\u00e9seau \u00e9lectrique, un r\u00e9seau d’eau potable et, dans la mesure o\u00f9 les r\u00e8gles relatives \u00e0 l’urbanisme et \u00e0 la sant\u00e9 publique l’exigent pour construire sur ces terrains, un r\u00e9seau d’assainissement ;<\/p>\n

– d’autre part, ils sont situ\u00e9s dans un secteur d\u00e9sign\u00e9 comme constructible par un plan d’occupation des sols rendu public ou approuv\u00e9 ou par un document d’urbanisme en tenant lieu. \u00bb<\/p>\n

Les documents techniques de 2016 et 2020, produits au d\u00e9bat, d\u00e9montrent l’insuffisance structurelle des r\u00e9seaux pour l’ensemble du secteur. L’appr\u00e9ciation \u00e0 l’\u00e9chelle de la zone conduit logiquement \u00e0 refuser la desserte effective, malgr\u00e9 la constructibilit\u00e9 r\u00e9glementaire. La solution confirme une approche exigeante mais coh\u00e9rente de la cat\u00e9gorie \u00ab terrain \u00e0 b\u00e2tir \u00bb. Le refus de qualification commande alors une \u00e9valuation par comparaisons adapt\u00e9es \u00e0 cette nature de bien.<\/p>\n

II. L’\u00e9valuation indemnitaire et ses param\u00e8tres<\/p>\n

A. La s\u00e9lection des comparables et la pond\u00e9ration<\/p>\n

La Cour exclut les r\u00e9f\u00e9rences trop anciennes et les mutations grev\u00e9es de servitudes non comparables. Elle affirme que \u00ab S’agissant des termes de comparaison, ne seront pas pris en compte ceux des ann\u00e9es 2010, 2014, 2015, 2016, 2018, qui sont trop anciens. La m\u00e9thode consistant \u00e0 les actualiser ne sera pas retenue car elle est al\u00e9atoire. \u00bb<\/p>\n

Elle retient notamment une cession du 31 juillet 2020 et une mutation du 14 d\u00e9cembre 2020 situ\u00e9es dans le m\u00eame p\u00e9rim\u00e8tre, mieux corr\u00e9l\u00e9es \u00e0 la consistance du bien. La moyenne de 2 410 euros\/m\u00b2 est ensuite corrig\u00e9e par la configuration en lani\u00e8re, selon l’\u00e9nonc\u00e9 suivant : \u00ab Les termes de comparaison ainsi retenus aboutissent \u00e0 un prix moyen de 2 410 euros\/m\u00b2 ; mais compte tenu du fait que la parcelle querell\u00e9e est tr\u00e8s allong\u00e9e et tr\u00e8s peu large, configur\u00e9e en ‘lani\u00e8re’, il y a lieu, comme l’a fait le premier juge mais en en augmentant le taux, de lui affecter une pond\u00e9ration pour ne retenir que 2 410 x 0,8 soit 1 928 euros\/m\u00b2. \u00bb<\/p>\n

Le r\u00e9sultat conjugue une base unitaire rehauss\u00e9e et une pond\u00e9ration plus forte, aboutissant \u00e0 une indemnit\u00e9 principale significativement accrue. La coh\u00e9rence globale tient \u00e0 la fid\u00e9lit\u00e9 aux comparables retenus et \u00e0 l’ajustement morphologique explicite.<\/p>\n

B. Les cons\u00e9quences sur les indemnit\u00e9s et la port\u00e9e<\/p>\n

Au titre du remploi, l’arr\u00eat s’aligne sur la formule usuelle. Il indique que \u00ab Elle est calcul\u00e9e selon la jurisprudence habituelle comme suit :<\/p>\n

20 % entre 0 et 5 000 euros : 1 000 euros<\/p>\n

15 % entre 5 001 et 15 000 euros : 1 500 euros<\/p>\n

10 % au del\u00e0 de 15 000 euros : 72 535 euros<\/p>\n

soit 75 035 euros. \u00bb Et pr\u00e9cise : \u00ab Cette somme sera allou\u00e9e \u00e0 la partie expropri\u00e9e au titre de l’indemnit\u00e9 de remploi. \u00bb<\/p>\n

Le raisonnement s’inscrit dans l’objectif de juste indemnit\u00e9 pos\u00e9 par les textes, tout en refusant les projections sur l’usage futur. Il offre une grille op\u00e9ratoire pour les \u00e9valuations en zones en mutation, o\u00f9 la desserte collective demeure incompl\u00e8te. La d\u00e9cision illustre une m\u00e9thode sobre, reproductible et respectueuse des exigences de s\u00e9curit\u00e9 juridique.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

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