T4 Apartment 98 m² for sale in Suresnes - €770,000, energy performance diagnosis not specified

The listed price of the apartment is €770,000 for an area of 98 m², which gives a price per m² of €7,857 (calculated from the listed price and declared characteristics).

Comparison with the local market

According to data from the DVF (Demand for Land Value), the median price per m² in Suresnes for 4-room apartments is around €6,500 to €7,200 in 2023. Thus, the price of this apartment is 10% to 20% higher than the market median, which can be justified by its location, characteristics, and layout.

Price trend

Over the last 12 months, apartment prices in Suresnes have increased by about 5%, with a continuing upward trend due to growing demand in this area close to Paris. Forecasts for the next 12 to 24 months indicate price stabilization, with possible fluctuations depending on economic developments and interest rates.

For a purchase price of €770,000, notary fees are estimated between 7% and 8% for older properties, or approximately €53,900 to €61,600 (indicative range based on current professional scales).

Loan simulation

With a 10% down payment (€77,000), the amount to be financed would be €693,000. Considering an average interest rate of 3.4% over 20 years, the monthly payments would be around €4,100 (calculated based on current rates).

Annual holding cost

Annual charges (property tax, maintenance, etc.) are estimated at around €3,000 per year (estimate based on average public data in the sector).

Rental yield

If this apartment is intended for rental, with an estimated rent of €3,500 per month, the gross rental yield would be 5.45% (calculated based on annual rent divided by the purchase price). The net yield, after deducting charges, would be around 4.5%.

The Energy Performance Diagnosis (DPE) is not specified in the listing. However, for an apartment of this size, the annual energy consumption could range between €1,200 and €1,500 (estimate based on declared characteristics).

Rental bans

According to the Climate & Resilience law, apartments classified F or G can no longer be rented since 2023. If the DPE is below E, this could pose problems for future rentals.

Renovation cost

To improve the DPE class of an apartment, renovation costs can vary between €10,000 and €30,000 depending on the necessary work (indicative range based on current professional scales). Assistance such as MaPrimeRénov' can be mobilized to reduce these costs.

The apartment is located in Suresnes, which benefits from a good public transport network. The Suresnes-Mont-Valérien train station is about a 10-minute walk away, providing direct access to Paris Saint-Lazare.

Amenities

The neighborhood is residential and quiet, with many local shops, schools, and green spaces. Public and private schools are well-rated, which is an asset for families.

Demographics and quality of life

The population of Suresnes is about 50,000 inhabitants, with a median household income of around €36,000 per year (source: INSEE, 2021). The living environment is considered pleasant, with low pollution and accessible green spaces.

Urban projects

Urban development projects are underway, aimed at improving infrastructure and enhancing the city's attractiveness.

Suresnes is located in a low flood risk area, but it is recommended to consult the Géorisques maps for detailed information.

PLU and zoning

The Local Urban Plan (PLU) of Suresnes imposes certain constraints on renovation and extension work. It is advisable to inquire about the applicable rules before considering modifications.

Rent control

If the apartment is intended for rental, it is important to check the current rent ceilings in the area, which may vary depending on the type of property and its location.

This T4 apartment of 98 m² is positioned above the market median in Suresnes. Indeed, comparable apartments (3 to 4 rooms) generally sell between €650,000 and €750,000.

Factors for premium pricing

Characteristics such as brightness, balcony, and functional layout justify this higher price.

Negotiation margin

A negotiation margin of 5% to 10% is feasible, given the current demand in the market.