4-Room House 159 m² in Gémil - €269,000, Energy Performance Certificate Not Provided

The listed price for this house is €269,000 for a surface area of 159.97 m², which gives a price per m² of approximately €1,681/m² (calculated from the listed price and declared characteristics). In comparison, the median price per m² in the Toulouse region is approximately €2,800/m² according to data from the DVF (Database of Property Values, consulted in October 2023). This indicates that the price of this house is 40% lower than the market median. Over the last 36 months, prices in the sector have shown an upward trend of 5% per year on average, which could indicate potential appreciation for this investment. The house is positioned in an affordable market segment, which may attract buyers looking for properties with good value for money.

For a purchase of €269,000, notary fees are estimated between 7% and 8% for an old property, which is approximately €18,930 to €21,520 (estimate based on current professional scales). The total acquisition cost would therefore be approximately €287,930 to €290,520.

Considering a loan at an average rate of 3.4% over 20 years with a down payment of 10% (€26,900), the amount borrowed would be €242,100. The monthly payments would be approximately €1,400 (calculated based on current interest rates and loan conditions).

For a rental investment, if the monthly rent is estimated at €1,200, the gross rental yield would be 5.35% (calculated based on the annual rent divided by the purchase price). The net cash flow, after deducting the monthly payments, would be approximately -€200 per month, indicating that the investment would require additional funding to cover expenses.

The Energy Performance Diagnosis (EPD) is not provided in the sheet, which is a point of concern for buyers. Generally, for a house of this size and type, one can estimate an annual energy consumption between €1,200 and €1,800 (estimate based on average public sector data). In case of renovation to improve the energy class, costs can vary between €10,000 and €25,000 depending on the extent of the work (indicative range based on current professional scales). Aids like MaPrimeRénov' can be mobilized to reduce these costs, with amounts up to €20,000 depending on the work carried out.

The house is located in Gémil, near Toulouse, which offers a pleasant and peaceful living environment. Public transport is accessible with bus lines nearby, and the Albi motorway is just 15 minutes away, facilitating travel to Toulouse and the surrounding areas.

In terms of amenities, the neighborhood has local shops, schools, and health services. The median household income in this area is around €2,500 per month, which is slightly below the Toulouse average. The quality of life is generally considered good, with green spaces and a low pollution rate. Urban projects are underway to improve local infrastructure.

It is important to check the natural risks in the area, including flooding and seismic activity. According to the Géorisques site, Gémil does not present major flooding risks, but it is advisable to consult the zoning maps to ensure compliance with the Local Urban Planning Plan (PLU).

Regarding sanitation, the house has an individual system, which may require regular checks to ensure compliance. The mandatory diagnostics must be provided by the seller, including the Energy Performance Certificate (DPE), the state of risks and pollution (ERP), and the lead diagnosis if the house was built before 1949.

Compared to other 4-room houses in the Gémil area, this property is positioned below the market median. Similar houses generally sell between €280,000 and €350,000, depending on their condition and location. The advantages of this house include its 100 m² garden and the absence of work required, which may justify a slightly lower price. On the other hand, the lack of communicated energy performance certificate (DPE) could be a factor for undervaluation. The negotiation margin could be estimated between 5% and 10%, depending on buyer interest and diagnostic results.