{"id":669795,"date":"2026-04-24T06:51:48","date_gmt":"2026-04-24T04:51:48","guid":{"rendered":"https:\/\/kohenavocats.com\/cour-dappel-de-montpellier-le-10-juillet-2025-n24-00034\/"},"modified":"2026-04-24T06:51:48","modified_gmt":"2026-04-24T04:51:48","slug":"cour-dappel-de-montpellier-le-10-juillet-2025-n24-00034","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/cour-dappel-de-montpellier-le-10-juillet-2025-n24-00034\/","title":{"rendered":"Cour d’appel de Montpellier, le 10 juillet 2025, n\u00b024\/00034"},"content":{"rendered":"
\n

La cour d’appel de Montpellier, le 10 juillet 2025, statue sur un litige relatif \u00e0 l’exercice d’un droit de pr\u00e9emption urbain. Une soci\u00e9t\u00e9 propri\u00e9taire conteste la r\u00e9gularit\u00e9 de la proc\u00e9dure de pr\u00e9emption engag\u00e9e par un \u00e9tablissement public foncier et le prix fix\u00e9. La juridiction rejette la demande d’annulation mais r\u00e9forme l’\u00e9valuation du bien en modifiant la date de r\u00e9f\u00e9rence et le prix au m\u00e8tre carr\u00e9.<\/p>\n

Le strict respect des d\u00e9lais proc\u00e9duraux<\/p>\n

La d\u00e9cision rappelle les conditions strictes encadrant la phase post\u00e9rieure \u00e0 la d\u00e9cision de pr\u00e9emption. Le propri\u00e9taire dispose d’un d\u00e9lai de deux mois pour r\u00e9pondre \u00e0 l’offre d’acquisition. «Le silence du propri\u00e9taire dans le d\u00e9lai de deux mois mentionn\u00e9 au pr\u00e9sent article \u00e9quivaut \u00e0 une renonciation d’ali\u00e9ner» (Article R.213-10 du code de l’urbanisme). En l’esp\u00e8ce, le propri\u00e9taire a refus\u00e9 l’offre dans ce d\u00e9lai, ce qui est une r\u00e9ponse valide.<\/p>\n

Si le titulaire du droit estime le prix exag\u00e9r\u00e9, il doit saisir le juge de l’expropriation tr\u00e8s rapidement. «A d\u00e9faut de saisine de la juridiction dans le d\u00e9lai fix\u00e9 par le pr\u00e9sent article, le titulaire du droit de pr\u00e9emption est r\u00e9put\u00e9 avoir renonc\u00e9 \u00e0 l’exercice de son droit» (Article R.213-11 du code de l’urbanisme). La saisine intervenue dans le d\u00e9lai de quinze jours est donc r\u00e9guli\u00e8re. Ce point confirme une jurisprudence constante sur la sanction de la d\u00e9ch\u00e9ance. «Le prix des biens pr\u00e9empt\u00e9s, \u00e0 d\u00e9faut d\u2019accord entre les parties, est fix\u00e9 par la juridiction comp\u00e9tente en mati\u00e8re d’expropriation» (Tribunal judiciaire de Bobigny, le 11 mars 2026, n\u00b025\/00061). La cour valide ainsi la proc\u00e9dure en rejetant toute irr\u00e9gularit\u00e9.<\/p>\n

La d\u00e9termination contest\u00e9e de la valeur v\u00e9nale<\/p>\n

Le second apport majeur concerne la fixation de la date de r\u00e9f\u00e9rence pour l’\u00e9valuation. La r\u00e8gle l\u00e9gale d\u00e9signe «la date \u00e0 laquelle est devenu opposable aux tiers le plus r\u00e9cent des actes (…) modifiant le plan local d’urbanisme» (Article L.213-4 du code de l’urbanisme). La cour op\u00e8re une interpr\u00e9tation substantielle de cette disposition.<\/p>\n

Elle \u00e9carte la date d’une modification ult\u00e9rieure du PLU qui n’affectait pas le bien. «Cette modification n’a eu aucune incidence sur les caract\u00e9ristiques et la d\u00e9limitation de la zone». La date retenue est donc celle de l’approbation initiale du plan. Cette analyse pr\u00e9vaut sur une application purement formelle de la loi, prot\u00e9geant le propri\u00e9taire d’une \u00e9valuation artificiellement basse.<\/p>\n

Pour le prix au m\u00e8tre carr\u00e9, la cour proc\u00e8de \u00e0 une pond\u00e9ration entre les positions extr\u00eames des parties. Elle \u00e9carte les r\u00e9f\u00e9rences \u00e0 des biens en bon \u00e9tat comme \u00e0 des immeubles frapp\u00e9s de p\u00e9ril. Tenant compte d’une expertise judiciaire et de l’\u00e9tat d’insalubrit\u00e9, elle fixe un prix m\u00e9dian. Elle rappelle aussi la r\u00e8gle d’\u00e9valuation sp\u00e9cifique aux garages. «Il est de jurisprudence constante que la valeur des garages est pond\u00e9r\u00e9e \u00e0 hauteur de 50 % en raison de l’usage de ce bien». Le calcul final aboutit \u00e0 un prix distinct de celui du premier juge.<\/p>\n

Cette d\u00e9cision illustre le contr\u00f4le exerc\u00e9 par le juge sur les deux temps forts de la pr\u00e9emption. Elle assure le respect des d\u00e9lais imp\u00e9ratifs garantissant la s\u00e9curit\u00e9 juridique. Surtout, elle temp\u00e8re la rigueur des r\u00e8gles d’\u00e9valuation par une recherche de l’\u00e9quit\u00e9. L’interpr\u00e9tation de la date de r\u00e9f\u00e9rence et la personnalisation du prix visent une indemnisation juste, conform\u00e9ment aux principes de l’expropriation.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

La cour d’appel de Montpellier, le 10 juillet 2025, statue sur un litige relatif \u00e0 l’exercice d’un droit de pr\u00e9emption urbain. Une soci\u00e9t\u00e9 propri\u00e9taire conte…<\/p>\n","protected":false},"author":232070755,"featured_media":4765,"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,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_post_was_ever_published":false},"categories":[7096,35583,7593,7597],"tags":[],"class_list":["post-669795","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-code-des-assurances","category-immobilier","category-juridictions-administratives","category-jurisprudence"],"yoast_head":"\nCour d'appel de Montpellier, le 10 juillet 2025, n\u00b024\/00034 - Ma\u00eetre Hassan Kohen, avocat en droit p\u00e9nal \u00e0 Paris<\/title>\n<meta name=\"description\" content=\"La cour d'appel de Montpellier, le 10 juillet 2025, statue sur un litige relatif \u00e0 l'exercice d'un droit de pr\u00e9emption urbain. 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