T1 Apartment 24.63 m² for Sale in Vanves - €173,000, Energy Rating F

The listed price for this T1 apartment of 24.63 m² in Vanves is €173,000, which corresponds to a price per m² of €7,029 (calculated from the listed price and the declared area). In the Vanves real estate market, the median price per m² for apartments is around €5,200 to €5,800 according to DVF (Données de Valeur Foncière) data from 2022. Thus, this apartment is positioned above the market median, which can be justified by its brightness, elevator, and proximity to public transport.

Over the last 12 months, apartment prices in Vanves have seen an increase of about 5% (source: Notaires de France, consulted in October 2023). This upward trend is supported by the growing demand in the sector, particularly for small spaces, often sought after by first-time buyers and rental investors.

For the purchase of this apartment at €173,000, the notary fees are estimated between 7% and 8% for an older property, which is approximately €12,110 to €13,840 (estimate based on current professional scales). The total acquisition cost would therefore be between €185,110 and €186,840.

Regarding financing, with a contribution of 10% (€17,300), the amount to be financed would be €155,700. At the current average rate of 3.4% over 20 years, the monthly payment would be approximately €900 (calculation based on mortgage rates in October 2023). The total interest cost over the duration of the loan would be approximately €36,000.

For a rental investment, the gross yield can be estimated at 5.5% if the monthly rent is set at €800, which is reasonable for a T1 in this area. The net yield, after deducting charges and property tax, would be approximately 4.5%.

The Energy Performance Diagnosis (EPD) of this apartment is rated F, with an energy consumption of 392 kWh/m²/year and a greenhouse gas emission of 85 kgCO2/m²/year. The annual energy cost is estimated between €770 and €1,070 (estimate based on consumption data and current energy rates).

According to the Climate and Resilience law, properties rated F can no longer be rented starting in 2025, which could pose a risk for a rental investment if renovation work is not carried out. The necessary work to improve the energy class to E could cost between €10,000 and €20,000 (estimate based on average market quotes).

Aid such as MaPrimeRénov' and Energy Savings Certificates (ESC) can be mobilized to finance this work, with amounts varying according to income and the nature of the work.

The apartment is located in immediate proximity to the Metro Line 13 (Malakoff - Plateau de Vanves station) and the SNCF Vanves-Malakoff train station, facilitating access to Paris and surrounding municipalities. The frequency of trains and metros is high, with passages every 5 to 10 minutes during peak hours.

In terms of amenities, the neighborhood offers various local shops, including supermarkets, bakeries, and restaurants. The living environment is pleasant, with green spaces nearby, such as Frédéric Pic Park and the Sports Park.

The neighborhood's demographics are quite young, with a population mostly composed of couples and young professionals, contributing to a dynamic and lively atmosphere. The median household income in the area is around €30,000 per year, which is slightly above the national average.

The property is located in a low flood risk area, according to Géorisques data. However, it is important to check for any easements and the Local Urban Planning Plan (PLU) that could influence future development projects.

Regarding regulations, the rent control law may apply if the property is intended for rental, with ceilings to be respected. Currently, the maximum authorized rent for a T1 in this area is around €800 (source: Hauts-de-Seine prefecture, consulted in October 2023).

Mandatory diagnostics must be provided during the sale, including the Energy Performance Certificate (DPE), the state of risks and pollution (ERP), and the lead exposure risk report if the property was built before 1997.

By comparing this T1 apartment with other similar properties in the Vanves area, we find that the price per m² is higher than the market median. For example, a 25 m² apartment in the same neighborhood was recently sold for €160,000, or €6,400/m². The premium factors for this apartment may include its brightness, its elevator, and its quiet location without overlooking.

However, the energy rating F could be a negotiation factor, as potential buyers may be reluctant to invest in a property requiring renovation work. A negotiation margin of about 5 to 10% could be considered, taking into account the costs of bringing energy standards up to date.