T4 Apartment 84.74 m² for sale Nogent-sur-Marne - €550,000

The listed price of this apartment is €550,000 for an area of 84.74 m², which corresponds to a price per m² of €6,490.60 (calculated from the listed price and declared characteristics). In the Nogent-sur-Marne market, the median price per m² for an apartment is estimated at around €5,500 (source: DVF DGFiP, consulted in 2023). Thus, this apartment is above the market median by 18%.

Over the last 36 months, apartment prices in Nogent-sur-Marne have seen an increase of about 10%, with a continuous upward trend, especially in areas close to public transport and amenities. The location near RER E and A contributes to this valuation.

Property positioning: This apartment stands out for its recent construction (2021) and modern features, such as the open kitchen and terrace. These elements are sought after by buyers, especially first-time buyers and rental investors.

For a purchase at €550,000, notary fees for a new property are estimated between 2% and 3%, or approximately €11,000 to €16,500 (indicative range based on current professional scales). This brings the total acquisition cost to about €561,000 to €566,500.

Loan simulation: Considering an average interest rate of 3.4% over 20 years and a down payment of 10% (€55,000), the amount borrowed would be €495,000. The monthly payments would be about €2,800 (calculated based on a loan simulator). The total cost of credit over 20 years would be approximately €1,770,000, including interest.

Rental yield: If this apartment is rented, with an estimated rent of €2,200 per month (estimation based on local rents), the gross rental yield would be 4.8% (calculated on the purchase price). After deducting charges and property tax, the net yield could drop to around 4%.

The apartment is classified DPE E with a consumption of 60 kWh/m²/year and a GES D (11 kg CO2/m²/year). The estimated annual energy cost for this apartment is about €1,200 (estimation based on average public data in the sector).

Rental bans: According to the Climate & Resilience law, properties classified F or G can no longer be rented since 2023. This apartment, being classified E, is not subject to these restrictions.

Renovation cost: To improve the energy class to D, renovation work could cost between €10,000 and €20,000 (indicative range based on current professional scales). Aids like MaPrimeRénov' can be mobilized to reduce this cost.

The apartment is located in Nogent-sur-Marne, 5 minutes from the city center, which is a major asset for future residents. Public transport is well served, with RER E and A lines nearby, allowing quick access to Paris. The station is about a 10-minute walk away.

Amenities: The neighborhood offers many shops, schools, and health services nearby, making it a pleasant living area for families. The neighborhood's demographics are mostly composed of families with median incomes above the national average, contributing to rental demand.

Quality of life: The neighborhood is known for its tranquility, green spaces, and safety, enhancing its appeal to buyers and renters.

According to Géorisques data, the Nogent-sur-Marne area is little exposed to flooding and seismic risks. However, it is important to check for any easements that could affect the property.

Regulation: The PLU (Local Urban Plan) of Nogent-sur-Marne should be consulted to ensure that no construction projects would disrupt the quality of life in the neighborhood. Additionally, mandatory diagnostics must be provided by the seller, including DPE, lead, asbestos, and termites.