{"id":658007,"date":"2026-04-23T10:36:56","date_gmt":"2026-04-23T08:36:56","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-saint-denis-de-la-reunion-le-29-septembre-2025-n24-00005\/"},"modified":"2026-04-23T10:36:56","modified_gmt":"2026-04-23T08:36:56","slug":"tribunal-judiciaire-de-saint-denis-de-la-reunion-le-29-septembre-2025-n24-00005","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/pt-pt\/tribunal-judiciaire-de-saint-denis-de-la-reunion-le-29-septembre-2025-n24-00005\/","title":{"rendered":"Tribunal judiciaire de Saint-Denis de La R\u00e9union, le 29 septembre 2025, n\u00b024\/00005"},"content":{"rendered":"<div class=\"article-content\">\n<p>Le juge de l\u2019expropriation, statuant en premier ressort, a \u00e9t\u00e9 saisi d\u2019une demande en fixation du prix suite \u00e0 un droit de d\u00e9laissement exerc\u00e9 contre une commune. Le propri\u00e9taire de parcelles grev\u00e9es d\u2019un emplacement r\u00e9serv\u00e9 pour une voie publique avait mis en demeure la collectivit\u00e9 d\u2019acqu\u00e9rir les terrains. La juridiction a prononc\u00e9 le transfert de propri\u00e9t\u00e9 et fix\u00e9 l\u2019indemnit\u00e9 due, apr\u00e8s avoir d\u00e9termin\u00e9 la surface \u00e0 indemniser et la qualification des biens. Elle a retenu une date de r\u00e9f\u00e9rence sp\u00e9cifique et appliqu\u00e9 un abattement important sur la valeur.<\/p>\n<p>La d\u00e9termination de la surface et de la qualification du bien<\/p>\n<p>La surface indemnisable est appr\u00e9ci\u00e9e in concreto et non selon le seul cadastre. La juridiction constate que la surface actuelle des cinq parcelles en cause est bien de 2.113 m\u00b2. Elle s\u2019appuie sur des plans techniques produits au d\u00e9bat pour \u00e9tablir cette consistance physique r\u00e9elle. Cette approche concr\u00e8te garantit une indemnisation int\u00e9grale du pr\u00e9judice subi par le propri\u00e9taire. Elle \u00e9vite une \u00e9valuation abstraite qui n\u00e9gligerait les am\u00e9nagements effectifs r\u00e9alis\u00e9s sur le terrain.<\/p>\n<p>La qualification juridique des parcelles est analys\u00e9e avec nuance par le juge. Il rappelle que la qualification d\u2019une parcelle partiellement expropri\u00e9e s\u2019appr\u00e9cie \u00e0 l\u2019\u00e9chelle de la parcelle d\u2019origine avant division. Cette r\u00e9f\u00e9rence \u00e0 l\u2019unit\u00e9 fonci\u00e8re initiale est un principe constant. &#8220;La cour fait sienne l&#8217;analyse du premier juge (&#8230;) pour retenir cette qualification qui porte sur l&#8217;unit\u00e9 fonci\u00e8re initiale&#8221; (Cour d&#8217;appel de Paris, le 10 juillet 2025, n\u00b024\/06105). Toutefois, la configuration actuelle des lieux est \u00e9galement prise en compte pour moduler la valeur.<\/p>\n<p>La fixation du prix et l\u2019application d\u2019un abattement significatif<\/p>\n<p>La date de r\u00e9f\u00e9rence pour l\u2019\u00e9valuation est celle de l\u2019acte le plus r\u00e9cent rendant opposable le plan local d\u2019urbanisme. Le juge retient la date de la modification simplifi\u00e9e du PLU concernant l\u2019emplacement r\u00e9serv\u00e9. Cette solution est strictement conforme aux dispositions de l\u2019article L.322-6 du code de l\u2019expropriation. Elle isole la valeur du terrain des effets de la r\u00e9serve elle-m\u00eame, pr\u00e9servant les droits du propri\u00e9taire.<\/p>\n<p>Le juge proc\u00e8de ensuite \u00e0 une double op\u00e9ration de valorisation puis de d\u00e9valorisation. Il d\u00e9termine d\u2019abord un prix de r\u00e9f\u00e9rence par zonage en s\u2019appuyant sur de nombreux termes de comparaison. Il retient 405 euros le m\u00b2 pour la zone AUa et 307 euros le m\u00b2 pour la zone AUe. Puis il applique un abattement de soixante-cinq pour cent sur le montant total. Cet abattement tient compte du fait que les parcelles, bien que juridiquement qualifi\u00e9es de terrains \u00e0 b\u00e2tir, sont devenues inconstructibles de fait apr\u00e8s division. La d\u00e9cision op\u00e8re ainsi une pond\u00e9ration entre la qualification l\u00e9gale et la r\u00e9alit\u00e9 physique des lieux.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"<p>Le juge de l\u2019expropriation, statuant en premier ressort, a \u00e9t\u00e9 saisi d\u2019une demande en fixation du prix suite \u00e0 un droit de d\u00e9laissement exerc\u00e9 contre une com&#8230;<\/p>\n","protected":false},"author":232070755,"featured_media":4694,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_crdt_document":"","_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_kj_source_type":"judilibre","_kj_official_id":"68dc0825b3454b9878881d94","_kj_official_url":"https:\/\/www.courdecassation.fr\/decision\/68dc0825b3454b9878881d94","_kj_judilibre_id":"68dc0825b3454b9878881d94","_kj_jur":"Tribunal judiciaire","_kj_lieu":"Tribunal judiciaire de Saint-Denis de La R\u00e9union","_kj_chambre":"1\u00e8re Chambre","_kj_rg":"24\/00005","_kj_date":"2025-09-29","_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7597],"tags":[],"class_list":["post-658007","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-jurisprudence"],"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v27.5 (Yoast SEO v27.5) - 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Il s'agissait de fixer le prix d'une parcelle pr\u00e9empt\u00e9...","rel":"","context":"In &quot;Jurisprudence&quot;","block_context":{"text":"Jurisprudence","link":"https:\/\/kohenavocats.com\/category\/jurisprudence\/"},"img":{"alt_text":"","src":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/jez-timms-vTKLujPJecw-unsplash.webp?resize=350%2C200&ssl=1","width":350,"height":200,"srcset":"https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/jez-timms-vTKLujPJecw-unsplash.webp?resize=350%2C200&ssl=1 1x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/jez-timms-vTKLujPJecw-unsplash.webp?resize=525%2C300&ssl=1 1.5x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/jez-timms-vTKLujPJecw-unsplash.webp?resize=700%2C400&ssl=1 2x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/jez-timms-vTKLujPJecw-unsplash.webp?resize=1050%2C600&ssl=1 3x, https:\/\/i0.wp.com\/kohenavocats.com\/wp-content\/uploads\/2024\/07\/jez-timms-vTKLujPJecw-unsplash.webp?resize=1400%2C800&ssl=1 4x"},"classes":[]}],"jetpack_sharing_enabled":true,"_links":{"self":[{"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/posts\/658007","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/users\/232070755"}],"replies":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/comments?post=658007"}],"version-history":[{"count":0,"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/posts\/658007\/revisions"}],"wp:featuredmedia":[{"embeddable":true,"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/media\/4694"}],"wp:attachment":[{"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/media?parent=658007"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/categories?post=658007"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/kohenavocats.com\/pt-pt\/wp-json\/wp\/v2\/tags?post=658007"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}