T4 Apartment 95 m² for sale in Vanves - €550,000, DPE D

The price of the apartment is €550,000 for a surface area of 95 m², which translates to a price per m² of €5,789 (calculated based on the displayed price and declared characteristics). This price is above the market median in Vanves, which is around €5,200 per m² according to DVF (Données de Valeur Foncière) data from 2022. Over the past 12 months, prices in Vanves have increased by 4.5%, indicating an upward trend in the local real estate market. The property is positioned in the upper segment of the market, which can be justified by its location on the top floor and its panoramic view of Paris.

Over the last 36 months, the real estate market in Vanves has experienced a continuous rise in prices, with an average increase of 3.5% per year. T4 apartments are particularly sought after, especially by families, contributing to price pressure. In comparison, T3 apartments show a median price of €5,000 per m², highlighting the attractiveness of T4s in this area.

For a purchase at €550,000, notary fees are estimated between 7% and 8% for an old property, which amounts to approximately €38,500 to €44,000 (estimate based on current professional scales). The total acquisition cost therefore amounts to approximately €588,500 to €594,000.

With a down payment of 10% (€55,000), the borrowed amount would be €495,000. At the current average rate of 3.4% over 20 years, the monthly payment would be around €2,800 (calculated based on current interest rates). The total cost of the loan would be approximately €672,000, including interest.

If the apartment is rented, with an estimated rent of €2,200 per month, the gross rental yield would be 4.8% (calculated based on the purchase price). After deducting charges and property tax, the net yield could drop to around 4.2%.

The apartment has a DPE rated D with an energy consumption of 206 kWh/m²/year. The annual energy cost is estimated between €1,840 and €2,550 (estimate based on provided data). According to the Climate & Resilience law, properties rated D are not subject to rental bans, but renovation work may be necessary to improve energy performance.

To improve the energy class, aids such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized. The amounts of aid vary but can reach up to €20,000 depending on the work done (estimate based on current professional scales).

The apartment is located in immediate proximity to metro and tram lines, facilitating access to Paris. The nearest metro station is about a 5-minute walk away. Local shops, as well as schools, are also easily accessible, making it a neighborhood favored by families.

Vanves is a dynamic municipality with a population of about 27,000 inhabitants. The median income per household is around €36,000 per year, which is above the national average. The quality of life is considered good, with many green spaces and sports facilities.

The municipality of Vanves is classified as low risk for flooding and seismic activity. However, it is recommended to consult the Géorisques data for more precise information on natural risks in the area.

The apartment must comply with standards regarding real estate diagnostics, including DPE, lead diagnosis, and termite diagnosis. It is essential to verify the compliance of these diagnostics before the sale.

By comparing this apartment with other similar properties in the area, it is noted that the price per m² is above the median. T4 apartments in the same sector generally sell between €5,200 and €5,600 per m². This property is therefore positioned in the upper range of the market, justified by its view and location on the top floor.

Negotiation factors may include the need for renovation work to improve the DPE, as well as pressure from the local real estate market. A negotiation margin of 5 to 10% could be considered, depending on buyer interest and competing offers.