10-Room House for Sale in Pontault-Combault - €620,000, 230 m²

The listed price of the house is €620,000 for a surface area of 230 m², which gives a price per m² of €2,695.65 (calculated from the listed price and declared characteristics). In the Pontault-Combault market, the median price per m² for houses is around €2,800 (source: DVF DGFiP, consulted in October 2023). This places this house slightly below the market median, which may represent an advantage for buyers.

In terms of trend, house prices in Pontault-Combault have seen an increase of about 5% over the last 12 months, according to data from INSEE. This trend could be influenced by the proximity to Paris and the improvement of transport infrastructure.

In summary, the property is positioned slightly below the market median, which could attract buyers looking for good value for money.

For a purchase at €620,000, notary fees are estimated between 7% and 8% for older properties, which is approximately €43,400 to €49,600 (estimate based on current professional scales). This brings the total acquisition cost to approximately €663,400 to €669,600.

For a mortgage over 20 years at the current average rate of 3.4%, with a down payment of 10% (€62,000), the amount borrowed would be €558,000. The monthly payments would be around €3,188 (calculated based on current interest rates and standard loan conditions).

The gross rental yield, if the house is rented, could be estimated at 4% (estimate based on average rents in the area), resulting in a gross rental income of €24,800 per year. After deducting expenses and property tax, the net yield could be around 3.5%.

The house is classified DPE D, which indicates a moderate energy consumption. The estimated annual energy cost for a property classified DPE D is around €1,200 to €1,500 (estimate based on average public sector data).

According to the Climate & Resilience law, properties classified DPE F and G will no longer be able to be rented starting in 2025. This property, being classified D, will not be affected by this ban.

To improve the DPE class, energy renovation work could be considered, with an estimated cost between €15,000 and €30,000 (indicative range based on current professional rates). Aid such as MaPrimeRénov' can be mobilized to reduce the cost of the work.

The house is located in Pontault-Combault, near the L'Orme au Charron bus stop, just 500 meters away, served by lines 209 and A. The Yvris Noisy le Grand train station is accessible in 5 minutes by car, facilitating trips to Paris.

In terms of amenities, the neighborhood has several schools, shops, and green spaces, contributing to a pleasant quality of life. The demographics of Pontault-Combault indicate a median income of about €2,200 per month, which is slightly below the national average.

Ongoing urban projects, such as improving transport infrastructure and increasing green spaces, are also expected to enhance the neighborhood's attractiveness in the coming years.

Pontault-Combault is located in a low flood risk area, according to Géorisques data. However, it is important to check for any easements on the property.

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

Regarding rent regulations, there is no rent control in Pontault-Combault, which allows for some flexibility for landlords.

Mandatory diagnostics, such as the DPE, must be provided during the sale, and it is advisable to check their validity before purchase.

By comparing this house with other similar properties in the area, it is noted that the price per m² is slightly below the market median (€2,800). This could be an interesting negotiation point for buyers.

Factors for overpricing could include the generous size of the house and the high number of bedrooms, while points for underpricing could be related to the DPE class D.

The negotiation margin is estimated to be around 5% to 10% of the listed price, depending on market conditions and buyer interest.