T4 House 160 m² for Sale in Les Sables d'Olonne - €648,900

The price of the house is €648,900 for an area of 160 m², which gives a price per m² of €4,055.63 (calculated from the displayed price and declared characteristics). Based on data from the DVF (Demand for Land Value), the median price per m² for houses in the Sables d'Olonne area is estimated at €3,800 (source: DVF DGFiP, consulted in October 2023). Thus, the price of this house is 6.7% higher than the market median.

In terms of trend, house prices in this region have increased by about 5% per year over the last three years, due to sustained demand and limited supply, according to data from INSEE and notaries of France.

For a purchase at €648,900, notary fees are estimated between 7% and 8% for an old property, which is approximately €45,423 to €51,912 (estimate based on current professional scales). The total acquisition cost would therefore be between €694,323 and €700,812.

Considering a loan at an average rate of 3.4% over 20 years with a contribution of 10% (€64,890), the loan amount would be €583,010. The monthly payment would be approximately €3,400 (calculation based on current interest rates).

If this property is intended for rental, with an estimated rent of €1,800 per month, the gross rental yield would be 3.33% (calculated from the annual rent of €21,600 divided by the purchase price). After deducting expenses and taxes, the net yield could be around 2.5% (estimate based on average public sector data).

The Energy Performance Diagnosis (DPE) of this house is classified as D, indicating an energy consumption of 151 to 230 kWh/m²/year. The annual energy cost is estimated at around €1,200 (calculated based on current electricity and gas rates). According to the Climate & Resilience law, homes classified as F or G will no longer be able to be rented starting in 2025, which does not concern this property.

To improve the DPE class to C, energy renovation work is estimated between €15,000 and €30,000 (estimate based on average public sector data). Aids such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to finance this work.

The house is located near several public transport lines, including the bus network serving Les Sables d'Olonne. The nearest train station is about 2 km away, offering connections to La Rochelle and Nantes. Local shops are within walking distance, with supermarkets, bakeries, and restaurants within a 1 km radius.

In terms of quality of life, the neighborhood is quiet and residential, with green spaces nearby, including the Beach Park and the waterfront, promoting outdoor activities.

The house is located in a moderately flood-risk area, according to Géorisques data. It is recommended to consult the Local Urban Planning Plan (PLU) to verify construction and development rules. Mandatory property diagnostics must be provided by the seller, including the Energy Performance Certificate (DPE), the state of risks, and electrical compliance. Owners must also be informed of regulations regarding rent control, which does not apply to this property due to its status.

Compared to other T4 houses in the Sables d'Olonne area, this property is positioned above the market median. Similar houses typically sell between €550,000 and €620,000, depending on features and location. The strengths of this house include its pool, garden, and recent construction, which justify the asking price. The negotiation margin is estimated at around 5% based on buyer interest and market conditions.