T4 Apartment 61 m² for Sale in Villejuif - €255,000, Energy Performance Certificate E

The listed price of the apartment is €255,000 for a surface area of 61 m², resulting in a price per m² of €4,180.33.

Estimation based on average public data for the sector:

• According to DVF (Demand for Property Value) data, the median price per m² for an apartment in Villejuif is €3,800 (source: DVF, consulted in October 2023).
• The apartment is therefore positioned above the market median, which can be justified by its brightness, balcony, and proximity to the metro.

Price Trends:

• Over the last 12 months, apartment prices in Villejuif have increased by approximately 5%, according to INSEE data.
• Over a 36-month period, the increase is estimated at 10%.

Deviation from the Median:

• The price per m² is 10% higher than the sector median, which may indicate increased demand in this area.

For a purchase price of €255,000, notary fees are estimated at around 7% for an old property, or approximately €17,850.

Total Acquisition: €255,000 + €17,850 = €272,850.

Loan Simulation:

• Amount borrowed: 90% of the purchase price = €229,500.
• Current average interest rate: 3.4% over 20 years.
• Estimated monthly payment: approximately €1,300.

Rental Yield:

• Estimated rent for a T4 apartment in the area: €1,200 per month.
• Gross rental yield: (€1,200 * 12) / €255,000 = 5.65%.
• Net rental yield (considering charges estimated at 20% of rents): 4.52%.

Annual holding costs include:

• Property tax: estimation based on sector averages, approximately €1,200.
• Condominium fees: monthly estimate of €150, or €1,800 per year.
• Home insurance: approximately €300 per year.

Total Annual: €1,200 + €1,800 + €300 = €3,300.

The apartment has an energy performance certificate rated E with an energy consumption of 301 kWh/m²/year and a GHG rating of C with 18 kg CO2/m²/year.

Estimated Annual Energy Cost:

• Estimation based on consumption: 301 kWh/m²/year x 61 m² = 18,361 kWh/year.
• Average electricity cost: approximately €0.18/kWh, resulting in an estimated annual energy cost of around €3,304.

Rental Bans:

• According to the Climate & Resilience law, properties rated F or G can no longer be rented from 2025. The apartment, rated E, is not affected for now.

Renovation Aids:

• MaPrimeRénov' and CEE (Energy Savings Certificates) can be mobilized for energy improvement works, with amounts ranging from €1,500 to €5,000 depending on the works.

The apartment is located 500 m from the Villejuif Louis Aragon metro station (line 7), providing quick access to Paris.

Amenities Nearby:

• Shops: supermarket 300 m away, bakery 200 m away.
• Schools: several educational institutions within a 1 km radius.

Neighborhood Demographics:

• Median household income: approximately €25,000 per year (source: INSEE).
• Composition: young population with a high proportion of families.

Quality of Life:

• Quiet neighborhood, with green spaces nearby, ideal for families.

The property is located in a low flood risk area (source: Géorisques).

Local Urban Plan and Zoning:

• Check the Local Urban Plan for any restrictions on constructions or renovations.

Mandatory Diagnostics:

• Energy performance certificate, lead, asbestos, electricity, gas to be provided by the seller.

Buyer's Rights:

• Legal withdrawal period of 10 days after signing the sales agreement.

Rent Control:

• Check if the property is subject to rent control, especially if the rent exceeds the ceilings set by law.

By comparing this apartment with other T4s in the area, we find:

• Median price for a T4 in Villejuif: €3,800/m².
• Price of the apartment: €4,180.33/m², which is 10% above the median.

Factors for Premium Pricing:

• Brightness, balcony, and proximity to the metro.

Estimated Negotiation Margin:

• Due to the condition requiring renovations, a negotiation of 5 to 10% could be considered.