4-room house 105 m² for sale in Saint-Paul-en-Born - €349,000

The listed price for this house is €349,000, which corresponds to a price per m² of €3,318.10 (calculated from the listed price and the area of 105 m²). Based on average public data from the sector, the median price for similar houses in the Saint-Paul-en-Born area is estimated at around €3,200 per m². Thus, this property is slightly above the market median, which can be justified by its features (swimming pool, garden, quiet location).

Price Trend

Over the last 12 months, house prices in the Landes have seen an increase of about 5%, according to data from the DVF (Demand for Property Values). This trend could continue, due to the growing appeal of rural and semi-rural areas, especially post-COVID.

Advantages and Disadvantages

• Advantages: Quiet location, swimming pool, garden, single-story house, proximity to the forest.
• Disadvantages: Slightly higher price than the median, absence of energy performance certificate mentioned in the listing.

For the purchase of this house, it is important to take into account the notary fees, which generally amount to about 7% of the purchase price in the old market. This represents approximately €24,430 (calculated from the displayed price). Thus, the total acquisition cost would be €373,430.

Loan Simulation

Considering a loan at an average rate of 3.4% over 20 years with a down payment of 10% (€34,900), the amount borrowed would be €314,100. The monthly payments would be around €1,800 (calculated from current loan scales).

Annual Holding Cost

• Property Tax: Estimated at around €1,200 (based on sector averages).
• Home Insurance: Approximately €500 per year.
• Maintenance: Estimated at 1% of the property's value per year, or €3,490.

Total Annual**: €5,190.

The Energy Performance Diagnosis (EPD) is not mentioned in the listing. It is essential to ask the seller for this diagnosis, as it can influence the annual energy cost and rental possibilities. According to current regulations, homes classified as F or G can no longer be rented since 2023 (Climate & Resilience Law).

Estimated Annual Energy Cost

Without EPD, a general estimate for a house of this size could be around €1,200 per year, but this will depend on insulation and heating equipment.

Available Assistance

If renovation work is necessary to improve the EPD class, assistance such as MaPrimeRénov' and Energy Savings Certificates (ESC) may be available, with amounts ranging from €1,500 to €10,000 depending on the work done.

The house is located in a quiet neighborhood of Saint-Paul-en-Born, close to the forest. Public transport is limited, but the town of Mimizan is accessible by car in about 15 minutes. Local shops are available in the center of Mimizan, including supermarkets, bakeries, and health services.

Schools and Health

Educational institutions are present in the municipality, with generally satisfactory results. Health services, including doctors and pharmacies, are also accessible in Mimizan.

Demographics and Quality of Life

The population of Saint-Paul-en-Born is about 1,500 inhabitants, with a median household income of around €25,000 per year. The quality of life is considered good, with a pleasant natural environment and outdoor activities.

According to data from Géorisques, the municipality of Saint-Paul-en-Born is exposed to flood risks, although the house is located outside the highest risk areas. It is advisable to consult the Local Urban Planning Plan (PLU) to check the applicable construction and urban planning rules.

Rent Control

If the purchase is considered for a rental investment, it is important to check the rent control regulations in effect in the municipality. Currently, there is no rent cap in Saint-Paul-en-Born, but this may change.

Mandatory Diagnostics

Before the purchase, it is crucial to request all mandatory diagnostics, including asbestos, lead, and the Energy Performance Certificate (DPE), to avoid surprises after the acquisition.

This house is positioned slightly above the market median, with a price per m² of €3,318.10 compared to €3,200 at median. The premium factors include the pool, the garden, and the quiet location. On the other hand, the absence of an Energy Performance Certificate (DPE) may be a factor for undervaluation.

Negotiation Margin

Based on recent transactions, a negotiation margin of 5 to 10% could be considered, depending on the diagnostics and the general condition of the property.

https://media.studio-net.fr/biens/33213176/x6a030c8017987?width=1920&height=1440 The photograph shows the exterior of a single-story house, with a gabled roof and wooden shutters. The facade is painted white, and light wood elements are visible, particularly under the porch. In front, a small pond is surrounded by stones, and plants such as banana trees and olive trees add a touch of greenery. The garden is well-maintained, with a green lawn and flowers. In the background, a veranda with large windows offers a view of the outside. The sky is clear and sunny, creating a bright atmosphere. https://media.studio-net.fr/biens/33213176/x6a030c8017993?width=1920&height=1440 This image presents a view of the exterior of a house, highlighting a currently covered pool. The terrace is made of wood, and two lounge chairs are arranged on the side. In the background, dense vegetation, consisting of trees and bushes, surrounds the property, providing some privacy. On the left, a Buddha statue is visible, adding a decorative touch. The sky is clear and sunny, contributing to a serene and pleasant atmosphere. https://media.studio-net.fr/biens/33213176/x6a030c8017998?width=1920&height=1440 The photo shows the interior of a modern and bright living room. The decor is contemporary, with light wood walls and geometric pendant lights. A dining area is visible, with a wooden table and white chairs. A gray sofa is placed against a wall, and large windows let in natural light. Indoor plants add a touch of greenery. The floor is tiled, and the overall room exudes a warm and welcoming atmosphere. https://media.studio-net.fr/biens/33213176/x6a030c801799c?width=1920&height=1440 This image shows a modern kitchen, equipped with a wooden countertop and white cabinets. One wall is covered with stone, adding a textured element to the space. Stainless steel appliances are visible, including a refrigerator and a hood. Geometric metal pendant lights illuminate the room. A window provides access to the outside, and decorative plants are present on the countertop. The entire kitchen is well-arranged and bright.