T5 House 97 m² for Sale in Marseille - €485,000, Pool

The listed price of the house is €485,000 for an area of 97.43 m², which gives a price per m² of €4,974.52 (calculated from the listed price and declared characteristics).

In the Marseille market, the median price per m² for houses is around €3,500 (source: DVF DGFiP, 2023). This places this house above the market median by 42.1%.

Regarding the price trend, Marseille has experienced a 5% increase in real estate prices over the last 12 months (source: Notaires de France, 2023).

This house is positioned as a high-end property in a quiet residential area. Features such as the pool, master suite, and solar energy add significant value. However, the high price may limit access for certain categories of buyers, particularly young couples or families on a tight budget.

For a purchase at €485,000, notary fees are estimated between 7% and 8% in the old market, which is approximately €33,950 to €38,800 (estimate based on current professional scales).

The total acquisition cost would therefore be between €518,950 and €523,800.

With a contribution of 10% (€48,500), the borrowed amount would be €436,500. At an average rate of 3.4% over 20 years, the monthly payment would be approximately €2,400 (calculation based on current market rates). The total cost of the loan would be approximately €576,000 over 20 years.

Annual charges, including property tax, are estimated at around €1,500 (estimate based on industry averages). Maintenance and insurance costs could add approximately €1,000 more per year, bringing the total holding cost to about €2,500 per year.

The house is equipped with solar panels, which contributes to reduced energy consumption. The DPE is classified in category D, indicating average energy performance. The annual energy cost is estimated at around €1,200 (estimate based on average consumption data for similar houses).

According to the Climate & Resilience law, homes rated F or G can no longer be rented starting in 2025. The house, rated D, is compliant and will not be subject to these restrictions.

Assistance such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to improve energy performance. The amounts vary, but can reach up to €20,000 for significant renovations.

The house is located near several bus lines and about 15 minutes by car from the Marseille Saint-Charles train station. Public transport is accessible, making it easy to get to the city center.

The neighborhood offers easy access to local shops, schools, and green spaces. Primary and secondary schools are less than a 10-minute walk away, which is an advantage for families.

The neighborhood is considered calm and residential, with a good quality of life. Green spaces and proximity to amenities contribute to a pleasant living environment.

The house is located in a low flood risk area, according to Géorisques data. However, it is recommended to check the seismic risks in the region.

The Local Urban Planning Plan (PLU) must be consulted to verify the rules for construction and extension. No easement is mentioned in the announcement, but it is advisable to confirm this with the seller.

When comparing with similar houses in the neighborhood, the price of €4,974.52/m² is higher than the market median of €3,500/m². Houses with pools and modern amenities typically sell between €4,500 and €5,500 per m², placing this property in a competitive range.

Features such as a swimming pool, master suite, and solar energy justify an overvaluation compared to similar houses without these amenities. However, the high price could also limit the interest of some buyers.

Given that the property is above the median, a negotiation margin of 5 to 10% could be considered, especially if repairs are needed or if the market becomes less favorable.