3-room apartment 74 m² for sale Valence - €325,000

The listed price for this apartment is €325,000 for an area of 74 m², which gives a price per m² of €4,392.86 (€325,000 / 74 m²). Based on public DVF data, the median price per m² for apartments in the Châteauvert neighborhood in Valence is estimated at around €3,500 (source: DVF DGFiP, consulted in October 2023). This means that the price of this apartment is 25.5% higher than the market median.

Over the last 12 months, apartment prices in this area have increased by about 5% (source: INSEE, consulted in October 2023). This upward trend is supported by increased demand for properties offering outdoor spaces, such as the 33 m² terrace of this apartment.

In terms of positioning, this apartment is located in the upper segment of the market, justified by its features (terrace, garage, air conditioning) and its location in a sought-after neighborhood.

For the purchase of this apartment, notary fees are estimated at about 7% of the purchase price, or €22,750 (€325,000 * 0.07). The total acquisition cost thus amounts to €347,750.

Regarding financing, with an average interest rate of 3.4% over 20 years and a down payment of 10% (€32,500), the amount borrowed would be €292,500. Monthly payments would be around €1,700 (calculation based on a standard loan simulator).

If this apartment is intended for rental investment, the gross rental yield can be estimated at 5% if the monthly rent is €1,500 (€1,500 * 12 / €325,000). The net cash flow, after deducting charges (estimated at €100 per month) and property tax (estimated at €1,200 per year), would be around €200 per month.

The apartment is classified DPE D, indicating energy consumption between 151 and 230 kWh/m²/year. The estimated annual energy cost for this apartment is around €1,200 (calculation based on average consumption).

According to the Climate & Resilience law, homes classified F or G will no longer be able to be rented from 2025. This apartment, being classified D, complies with current requirements. To improve the DPE class, energy renovation work may be necessary, with an estimated cost between €10,000 and €20,000 (estimate based on current professional rates).

Aid such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to finance this work, with amounts ranging from €1,500 to €5,000 depending on the work done.

The apartment is located in the Châteauvert neighborhood in Valence, an area appreciated for its tranquility and proximity to amenities. Public transport is easily accessible, with the bus line less than 5 minutes away on foot and the train station 15 minutes away.

The neighborhood has many shops, schools (nursery and primary schools nearby), as well as a hospital within 10 minutes. The neighborhood's demographics are favorable, with a median income of about €2,200 per month (source: INSEE, consulted in October 2023).

The quality of life is considered good, with green spaces nearby and a low noise level, making it an ideal place for families and young professionals.

The Châteauvert neighborhood does not present major natural risks, according to Géorisques data. Seismicity is low, and the risk of flooding is also limited.

Regarding the Local Urban Planning Plan (PLU), it is important to check the current construction and development rules, especially concerning extensions or modifications to the apartment. Mandatory diagnostics, such as lead, asbestos, and DPE, must be provided by the seller. In the case of co-ownership, it is essential to consult the co-ownership regulations and the minutes of general meetings to assess the financial health of the co-ownership.

Finally, it is recommended to ask questions about co-ownership fees, which can vary significantly and impact the cost of owning the apartment.

This apartment is positioned above the market median for similar properties in the Châteauvert neighborhood. In comparison, 3-room apartments in the area generally sell between €280,000 and €320,000, depending on the characteristics (source: DVF DGFiP, consulted in October 2023).

The advantages of this apartment include its 33 m² terrace, garage, and air conditioning, which are sought-after features by buyers. However, the high price may be a deterrent for some potential buyers, especially if the budget is limited. A negotiation margin of 5 to 10% could be considered, depending on market interest and competing offers.