T2 Apartment 50 m² for Sale Paris 9 - €700,000, DPE D

The displayed price for this apartment is €700,000 for an area of 49.65 m², which gives a price per m² of approximately €14,086 (calculated from the displayed price and the declared characteristics). In the Parisian market, the median price per m² for an apartment in the 9th arrondissement is around €10,000 to €12,000 according to data from the DVF (Land Value Database, consulted in October 2023). This places this apartment above the market median, which can be justified by its location, condition, and features.

Over the last 36 months, prices in the 9th arrondissement have shown an upward trend of about 5% per year, with peaks in demand in neighborhoods like Saint Georges, which enhances the attractiveness of this apartment.

Source: DVF DGFiP, consulted in October 2023.

This apartment is positioned in a high-end segment, being located on the top floor of a prestigious condominium. Features such as the unobstructed view, optimal brightness, and lack of overlooking neighbors are major assets. However, the high price may also represent a barrier for some potential buyers, particularly those with a limited budget.

By comparison, similar apartments in the neighborhood are selling between €600,000 and €800,000, indicating a potential negotiation margin of 5 to 10% depending on buyer interest.

For a purchase price of €700,000, notary fees are estimated between 7% and 8% for an old property, which is approximately €49,000 to €56,000 (estimation based on current professional scales). The total acquisition cost would therefore be around €749,000 to €756,000.

Regarding financing, with a contribution of 10% (€70,000), the amount to be borrowed would be €630,000. At the current average rate of 3.4% over 20 years, the monthly payment would be around €3,500, with a total interest cost of approximately €140,000 over the duration of the loan.

If this apartment is intended for rental investment, the estimated monthly rent could be between €1,800 and €2,200, depending on the rental demand in the neighborhood. This would give a gross rental yield of between 3.1% and 3.8% (calculated from the estimated rent and the purchase price). After deducting charges and property tax, the net yield could be between 2.5% and 3%.

The annual charges for this apartment are estimated at around €2,000 (estimate based on average public sector data). The property tax is estimated at around €1,200 (calculated from sector averages). The total annual holding cost would therefore be around €3,200.

The apartment has a DPE class of D, with an energy consumption of 282 kWh/m²/year. The annual energy cost is estimated between €1,050 and €1,470 (calculated from the provided values).

According to the Climate and Resilience Law, homes classified as F or G can no longer be rented starting in 2025, which does not apply to this apartment.

To improve the DPE class to C, energy renovation work is estimated between €15,000 and €25,000 (estimate based on current professional scales). Assistance such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to finance part of this work.

The apartment is located in the Saint Georges neighborhood, close to several metro lines, including line 12 (Saint Georges station) about a 5-minute walk away. The area is also well served by buses and trams.

In terms of amenities, the neighborhood offers a variety of shops, restaurants, and schools. Rue des Martyrs, famous for its boutiques and cafés, is nearby, which adds to the neighborhood's appeal.

The demographics of the area are characterized by a young and active population, with a median income of around €30,000 per year (source: INSEE, consulted in October 2023).

The Saint Georges neighborhood is renowned for its quality of life, with numerous green spaces and a lively atmosphere. However, noise can be a factor to consider, especially due to the proximity of roadways. Nearby urban projects include renovations of public squares and improvements to transportation infrastructure, which could positively influence property values in the future.

According to data from Géorisques, the neighborhood does not present major risks of flooding or seismic activity. However, it is important to check for any easements and constraints related to the PLU (Local Urban Planning).

Regarding rent control, there is currently no specific cap in the 9th arrondissement, but this may change. Mandatory diagnostics must be provided during the sale, including the DPE, the ERNMT (State of Natural, Mining, and Technological Risks), and the lead exposure risk report if the property was built before 1949.

This apartment is above the market median for the 9th arrondissement, where prices generally range between €10,000 and €12,000 per m². Similar apartments with comparable features (area, condition, floor) are selling between €600,000 and €800,000.

The premium factors for this apartment include its exceptional view, top floor location, and impeccable condition. On the other hand, the size of the apartment (49.65 m²) may limit its appeal to some families, who prefer larger spaces.

The negotiation margin is estimated between 5% and 10%, depending on buyer interest.