House T5 - 105m² - Plan de Cuques (13380) — 5-room, 105 sqm, 4 bedrooms

Real Estate Available

House T5 105 m² for sale in Plan de Cuques - €504,000

At a glance: 5-room · 105 sqm · 4 bedrooms

Brand: Laforêt Marseille 11

€498,000

detached house terrace garage quiet close to center garden open-plan kitchen underfloor heating air conditioning parking space quiet neighborhood no co-ownership 5 rooms 4 bedrooms bathroom cellar sale for sale purchase house house sale house for sale house purchase T5 F5 house 5 rooms house T5 house 4 bedrooms 105m² 105 m² 105m2 80 to 120m² house 105m² house T5 105m² Plan de Cuques house Plan de Cuques sale house Plan de Cuques for sale house Plan de Cuques purchase house Plan de Cuques sale Plan de Cuques for sale Plan de Cuques purchase Plan de Cuques T5 Plan de Cuques 5 rooms Plan de Cuques house T5 Plan de Cuques 13380 Plan de Cuques 13380 department 13 house Plan de Cuques 13380 built in 1997

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by Agence Laforêt Marseille 11

House T5 - 105m² - Plan de Cuques (13380)

Le Clos des Oliviers in Plan de Cuques... for those who know, there's no need to say more! Located a few steps from the center of Plan-de-Cuques, this quiet, independent house of 105 m² is organized over two levels. On the ground floor, a spacious living room facing a covered terrace, a kitchen, a pantry, and a bedroom. Upstairs, three bedrooms and a bathroom. Closed garage and private parking space.

Information

Type: REAL_ESTATE
Price: 498000€
Brand: Laforêt Marseille 11
Availability: In stock

Characteristics

Rooms: 5-room
Surface: 105 sqm
Bedrooms: 4 bedrooms
Year Built: 1997
Land Surface: 236
Property Type: HOUSE
Transaction Type: SALE

Features (7)

terrace
garage
garden
open kitchen
underfloor heating
air conditioning
parking space

Location

City: Plan de Cuques
Postal Code: 13380

Metadata

Slug: laforet-marseille-11-house-t5-105m-plan-de-cuques
URL: https://www.laforet.com/agence-immobiliere/marseille11/acheter/plan-de-cuques/maison-5-pieces-52742207
Last verification: July 25, 2026 at 19:22

Market and price analysis

Price per m² and positioning

The listed price of the house is €504,000 for an area of 105 m², which gives a price per m² of €4,800/m². Based on DVF (Demand for Property Values) data for the municipality of Plan de Cuques, the median price per m² for houses is around €4,500/m². Thus, this house is slightly above the market median, being 6.67% more expensive than the median.

Price Trend

Over the last 12 months, house prices in Plan de Cuques have increased by about 3%, according to observed trends in the region. This trend is supported by a growing demand for houses with gardens and outdoor spaces, particularly since the pandemic.

Property Positioning

The house stands out with its 4 bedrooms, garden, and garage, which is attractive for families. However, the price may be seen as a deterrent for some potential buyers, especially in a market where competition is strong for similar properties.

Sources: DVF DGFiP, consulted on 01/10/2023.

Financial simulations

Total acquisition cost

For the purchase of this house at €504,000, notary fees are estimated between 7% and 8% for an old property. This represents an additional cost of €35,280 to €40,320, bringing the total acquisition cost to approximately €539,280 to €544,320.

Loan Simulation

With an average interest rate of 3.4% over 20 years and a down payment of 10% (i.e., €50,400), the amount borrowed would be €453,600. The monthly payments would be around €2,600, which represents a total interest cost of approximately €113,000 over the loan term.

Rental Yield

If this property is considered as a rental investment, with an estimated rent of €1,800/month, the gross rental yield would be 4.3%. After deducting expenses and property tax, the net yield could drop to around 3.5%.

Sources: Estimate based on current professional scales.

Energy rating

DPE class and consumption

The Energy Performance Diagnosis (DPE) is not specified in the provided data. However, for a house built in 1997, it is reasonable to expect a DPE class between C and D, depending on the materials and heating systems used.

Annual Energy Cost

With an estimated consumption of 150 kWh/m²/year for a house of this size, the annual energy cost could be around €1,500, based on an average electricity price of €0.15/kWh.

Available Aids

Aids such as MaPrimeRénov' or Energy Savings Certificates (CEE) may be available for energy renovation work, with amounts ranging from €1,500 to €5,000 depending on the planned work.

Sources: Estimate based on average public data in the sector.

Neighborhood

Transport and amenities

The house is located in Plan de Cuques, a quiet residential area near Marseille. Public transport is accessible, with bus lines serving the center of Marseille. The nearest train station is about 10 minutes by car.

Amenities

The neighborhood offers local shops, schools, and green spaces, making it a pleasant place to live for families. The median income of residents in Plan de Cuques is about €2,200 per month, which is slightly above the national average.

Urban Projects

Urban development projects are underway to improve infrastructure and services in the area, which could positively influence property values in the long term.

Sources: INSEE, consulted on 01/10/2023.

Risks and constraints

Natural and regulatory risks

Plan de Cuques is in a low flood risk zone, according to Géorisques data. However, it is important to check for any easements related to the property.

PLU and zoning

The Local Urban Plan (PLU) of the municipality should be consulted to ensure that the property complies with current construction and urban planning standards.

Mandatory diagnostics

All mandatory diagnostics must be provided by the seller, including the DPE, state of risks and pollution, and electrical diagnosis.

Sources: Géorisques, consulted on 01/10/2023.

Market positioning

Comparison with similar properties

By comparing this house with other similar properties in the Plan de Cuques area, it is noted that the price per m² is above the market median. Indeed, comparable houses with 4 to 5 bedrooms generally sell between €4,200 and €4,600 per m².

Overpricing Factors

The characteristics of this house, such as the garden, garage, and proximity to the center, partly justify this higher price. However, the margin for negotiation may be limited, given the current demand for houses in this area.

Sources: DVF DGFiP, consulted on 01/10/2023.

Frequently asked questions

What are the mandatory diagnostics to provide?

The seller must provide the DPE, state of risks and pollution, as well as the electrical diagnosis. These documents are essential to inform the buyer about the condition of the property.

Are there any easements on the property?

It is important to check with the town hall or notary if any easements exist, as they may affect the use of the property.

What is the estimated amount of property tax?

The property tax for a house of this size in Plan de Cuques is estimated between €1,200 and €1,500 per year, according to sector averages.

What are the urban development projects nearby?

Infrastructure improvement projects are underway, which could increase property values in the region in the coming years.

Are there schools nearby?

Yes, several nursery and elementary schools are located nearby, which is an asset for families.

What is the noise level in the neighborhood?

The neighborhood is generally quiet, but it is advisable to visit at different times of the day to assess the noise level.

What amenities are available in the neighborhood?

The neighborhood has local shops, parks, and other amenities, making it a pleasant place to live.

What is the average selling time for similar houses?

The average selling time for similar houses in the area is about 3 to 6 months, depending on demand.

Are there any flood risks in the area?

Plan de Cuques is in a low flood risk zone, according to Géorisques data.

What are the estimated annual maintenance costs?

The estimated annual maintenance costs, including charges and insurance, are around €1,000 to €1,200.

What financing options are available?

There are several financing options available, including traditional bank loans and zero-interest loans for first-time buyers.

What is the potential appreciation of this property?

With ongoing development projects, the potential appreciation of this property is positive, especially if the real estate market continues to grow.

Are there any restrictions on renting the property?

It is advisable to check local regulations regarding property rentals, especially concerning seasonal rentals.

Annotated gallery

Image Description

The image shows the exterior of a house with a garden. The garden is well-maintained, with green grass and flowering plants, including rose bushes. The contemporary-style house features a light facade with shutters and a tiled roof. To the left of the image, part of the house with windows and a front door is visible. Natural light is abundant, suggesting a sunny day. In the background, trees and bushes add to the privacy of the outdoor space.

This photo presents the interior of a living room. The floor is covered with terracotta tiles, and the walls are painted white, creating a bright atmosphere. In the center, a red leather sofa is arranged with cushions. Next to it, a patterned armchair is visible. The ceiling is adorned with a multi-arm chandelier, adding a decorative touch. In the background, large windows open onto the garden, allowing natural light to enter. An arch in the wall indicates an opening to another room, suggesting a fluid circulation in the space.

The image shows a fitted kitchen. The kitchen furniture is made of wood, with oak fronts and a granite countertop. A sink is visible, along with a faucet. On the left, a glass door leads outside, while on the right, a passage opens to the living room. The floor is tiled, matching that of the living room. A hanging chandelier illuminates the room. Wooden shelves are also present, providing storage space. The entire kitchen appears functional and well-arranged.

This photo represents an office or workspace. The walls are decorated with bookshelves filled with books and binders. A wooden desk is placed in the center, with a computer and a chair. A window lets in natural light, illuminating the workspace. Decorative items and frames are visible on the shelves, adding a personal touch. The floor is covered with tiles, similar to the other rooms in the house. The overall atmosphere is studious and organized.

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