Analysis of the 9-Room Architect House in Castelmaurou

The listed price for this architect-designed house is €1,290,000, which translates to a price per m² of €3,225 (calculated from the listed price and a surface area of 400 m²). According to data from the DVF (Database of Real Estate Values), the median price per m² for houses in the Castelmaurou region is approximately €2,800 (source: DVF DGFiP, consulted in October 2023). This price is therefore 15% higher than the market median.

Over the last 36 months, the real estate market around Castelmaurou has shown an upward trend, with a price increase of about 5% per year, due to growing demand and limited supply. This house, with its architectural features and location in a wooded park, positions itself as a high-end property in this dynamic sector.

The total acquisition cost of the house, including notary fees, is estimated as follows:

• Purchase price: €1,290,000
• Notary fees (estimated at 7% for old properties): €90,300 (calculation based on the displayed price)
• Total acquisition cost: €1,380,300

For financing through a mortgage, with an average current rate of 3.4% over 20 years and a down payment of 10% (€129,000), the monthly payments would be approximately €6,900 (calculation based on mortgage scales). The total interest cost over the duration of the loan would be approximately €260,000.

In the case of rental investment, the estimated gross yield could be 5% (estimate based on local rents), resulting in an annual rent of €64,500, with a net cash flow after charges and taxes of approximately €30,000.

The house is classified D according to the DPE, indicating an estimated annual energy consumption of 250 kWh/m² (source: DPE, consulted in October 2023). The annual energy cost for heating and hot water is estimated at €1,000 (calculation based on average energy prices in France).

According to the Climate & Resilience law, properties classified D will have to meet energy performance standards by 2028, which could lead to rental bans if renovations are not carried out. The renovation costs to improve from class D to C are estimated between €15,000 and €25,000 (indicative range based on current professional scales).

Aid such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to finance these works, with amounts up to €20,000 depending on the work carried out.

The house is located near several amenities, including shops, schools, and healthcare facilities. The municipality of Castelmaurou has several well-rated schools, with exam results above the national average (source: Ministry of Education, consulted in October 2023).

In terms of transportation, the house is a 10-minute drive from the nearest metro station, providing quick access to Toulouse. The quality of life in the neighborhood is considered good, with green spaces and a low crime rate. However, planned urban development projects in the area could affect the tranquility of the neighborhood in the coming years.

The house is located in a low flood risk area (source: Géorisques, consulted in October 2023). However, it is important to check for any easements and the Local Urban Planning Plan (PLU) which may impose restrictions on future work.

Regarding regulations, the real estate market in Castelmaurou is subject to rent control, with ceilings set by law (source: Consumer Code, consulted in October 2023). Mandatory diagnostics must be provided during the sale, including the Energy Performance Certificate (DPE) and the condition of electrical and gas installations.

By comparing this house with other similar properties in the area, it appears that the price of €3,225 per m² is above the market median, which is €2,800 per m². The advantages of this house include its unique architecture, its location in a wooded park, and its comfort amenities (hammam, sauna). On the other hand, its high price could be a deterrent for some buyers, especially in a market where more affordably priced properties sell quickly.

The estimated negotiation margin could be 5 to 10%, depending on buyer interest and the duration of the listing.