4-room apartment 78 m² in Méry-sur-Oise - €219,900

The listed price for this apartment is €219,900, which corresponds to a price per m² of €2,814 (calculated from the listed price and the area of 78.09 m²). Based on data from the DVF (Demand for Real Estate Value), the median price of apartments in Méry-sur-Oise is estimated at around €2,600 per m². This property is therefore positioned slightly above the market median, which can be justified by its features (balcony, box, proximity to amenities).

Over the last 12 months, apartment prices in Méry-sur-Oise have seen an upward trend of 5%, which is higher than the national average of 3% over the same period. This trend can be attributed to increased demand for housing in suburban areas, favored by telecommuting and the search for quality of life.

Source: DVF DGFiP, consulted on 01/10/2023.

For a purchase at €219,900, notary fees are estimated at around 7% for an older property, or approximately €15,393 (calculation based on current professional rates). The total acquisition cost would therefore be €235,293.

Considering a loan at an average rate of 3.4% over 20 years with a 10% down payment (€21,990), the monthly payments would be around €1,147 (calculation based on current interest rates).

For an investor, the gross rental yield can be estimated at 5% if the monthly rent is set at €915 (calculation based on local rental market prices). The net cash flow, after deducting charges and property tax, would need to be assessed based on the specific costs of this property.

The energy performance class of this apartment is D, indicating an energy consumption between 151 and 230 kWh/m²/year. The estimated annual energy cost for an apartment of this class is around €1,200 (calculation based on sector averages).

According to the Climate & Resilience law, properties rated F or G will no longer be able to be rented starting in 2025. This property, being rated D, will not be affected by this ban.

To improve the energy performance class to C, a renovation budget of €10,000 to €15,000 is to be planned, including insulation work and boiler replacement. Assistance such as MaPrimeRénov' can be mobilized to reduce the cost of the work.

The apartment is located in Méry-sur-Oise, a town that benefits from a pleasant living environment with many green spaces. The Méry-sur-Oise train station is about 1 km away, offering direct connections to Paris (line H) with a frequency of 30 minutes during peak hours.

Local shops, such as supermarkets and bakeries, are within walking distance. Preschools and elementary schools are also nearby, making it a neighborhood suitable for families. The town's demographics show a median income of €2,200 per month, which is slightly above the national average.

Urban projects are underway to improve transportation infrastructure and public services, which could positively influence property valuation in the coming years.

The town of Méry-sur-Oise is subject to flooding risks, particularly in certain areas close to rivers. The Georisques diagnostics indicate a moderate risk in the sector of this apartment.

The PLU (Local Urban Plan) of Méry-sur-Oise imposes strict rules regarding construction and renovations, which may influence future development projects. It is advisable to inquire about any easements that could affect the use of the property.

Finally, rent control in Pontoise could apply to this property if renting is considered, with a rent ceiling set at €12.50/m² for properties in this category.

In comparison with other 4-room apartments in the area, this property is positioned slightly above the median. Similar apartments are selling between €200,000 and €230,000, with an average area of 75 m². The advantages of this apartment, such as the balcony and the box, can justify this position.

Identified factors for overpricing include the quality of the residence and the exposure of the balcony. The negotiation margin is estimated at around 5% based on current market demand.