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

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.

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.

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.

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.

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.

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.