T1 Apartment 26.04 m² for Sale Paris 18 - €400,000, DPE D

The listed price of the apartment is €400,000 for an area of 26.04 m², which gives a price per m² of €15,350 (calculated from the listed price and declared characteristics). This price is above the median of the Paris market, which is around €10,000 to €12,000 per m² according to DVF (Base of Real Estate Values) data for the 18th arrondissement. Over the last 12 months, prices in the Abbesses neighborhood have seen a 5% increase according to trends in the Paris real estate market. Consequently, this apartment is positioned in the high price range of the sector, justified by its terrace and renovated condition.

The Paris real estate market has experienced a continuous rise in prices, with an average increase of 3% per year over the last five years. The Abbesses neighborhood is particularly sought after for its village-like atmosphere and proximity to Montmartre, contributing to the appreciation of real estate. Apartments with outdoor space, like this one, are increasingly in demand, which could justify a premium compared to properties without a terrace.

For a purchase at €400,000, notary fees are estimated between 7% and 8% for an older property, or approximately €28,000 to €32,000 (estimate based on current professional rates). The total acquisition cost would therefore be between €428,000 and €432,000.

With a down payment of 10% (€40,000), the loan amount would be €360,000. At the current average rate of 3.4% over 20 years, the monthly payment would be approximately €2,000 (calculated from current interest rates). The total cost of the loan over 20 years would be around €480,000.

If this apartment is rented, the average rent in the area is about €1,200 per month, or €14,400 per year. The gross rental yield would therefore be 3.6% (calculated from the annual rent and purchase price). After deducting charges and property tax estimated at €800 per year, the net yield would be around 3.3%.

The apartment has a DPE class of D, with an energy consumption of 268 kWh/m²/year. The annual energy cost is estimated between €700 and €1,010 (estimate based on provided values). To improve the energy class, renovation work may be necessary, with an estimated cost between €5,000 and €15,000 depending on the planned work.

Aids such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to reduce the cost of work. Amounts can vary from €1,500 to €7,000 depending on income and the type of work carried out.

The apartment is located in the Abbesses neighborhood, close to the Abbesses metro station (line 12) and several bus lines. The area is also well served by local shops, restaurants, and schools. The Butte Montmartre is just a few minutes' walk away, offering a pleasant living environment.

The 18th arrondissement of Paris has a population of about 200,000 inhabitants, with a median income of around €22,000 per year. The Abbesses neighborhood is known for its quality of life, with many green spaces and a lively atmosphere. However, noise disturbances may be present due to tourist traffic.

The neighborhood is classified as a low seismic zone, with a moderate flood risk. It is advisable to consult the Géorisques data for detailed information on specific risks at the location.

Real estate diagnostics are mandatory when selling, including the DPE, state of risks and pollution (ERP), and lead diagnosis if the building was constructed before 1949. It is important to ensure that all diagnostics are up to date before the transaction.

By comparing this apartment with other T1s in the 18th arrondissement, it is noted that the price per m² is 20% higher than the sector median. Similar apartments sell between €12,000 and €14,000 per m². The advantages of this apartment include its private terrace and renovated condition, while the disadvantages may be its high price compared to other properties without outdoor space.

Given the listed price, a negotiation margin of 5 to 10% could be considered, especially if additional work is needed or if the real estate market shows signs of slowing down.