T4 Apartment 84m² for Sale in Les Sables d'Olonne - €383,000

The price displayed for this apartment is €383,000, which corresponds to a price per m² of €4,559.52 (calculated from the displayed price and the area of 84 m²). In the Sables d'Olonne market, the median price per m² for an apartment is around €3,800 (source: DVF DGFiP, 2023). This property is therefore positioned above the market median, which can be explained by its location in the Arago district, known for its proximity to the market and the beach.

Over the last 12 months, apartment prices in this area have increased by about 5% (source: Notaires de France, 2023). This upward trend may be linked to the growing demand for seaside properties, particularly in the post-COVID context where many buyers are seeking second homes or housing in quieter areas.

For the purchase of this apartment, notary fees are estimated to be between 7% and 8% of the purchase price, or approximately €26,810 to €30,640 (estimate based on current professional scales). Thus, the total acquisition cost would be between €409,810 and €413,640.

Considering a mortgage at an average rate of 3.4% over 20 years with a down payment of 10% (€38,300), the monthly payments would be around €1,800 (calculation based on current rates and declared characteristics). This represents a significant savings effort for a first-time buyer.

For an investor, the gross rental yield could be estimated at around 5% if the monthly rent is set at €1,600, which would result in positive cash flow after deducting charges and property tax.

The Energy Performance Diagnosis (DPE) of this apartment is not specified in the provided data. However, for an apartment built in 1960, it is reasonable to expect an energy performance class between C and E, depending on the renovations carried out. The annual energy cost could therefore be estimated between €1,200 and €1,800, depending on actual consumption (estimate based on average public sector data).

Owners of properties classified F or G should be aware of the rental bans that will come into effect from 2025 (source: Climate and Resilience Law, 2021). Renovation aids such as MaPrimeRénov' or Energy Savings Certificates (CEE) could be mobilized to improve energy performance.

The apartment is located in the Arago district, just a short distance from the Arago market (300 meters) and the beach (700 meters). This area is renowned for its quality of life, with numerous shops, restaurants, and local services. Public transportation is also accessible, with regular bus lines serving the city center and surrounding areas.

The demographics of this neighborhood are predominantly made up of families and retirees, with a median income of around €25,000 per year (source: INSEE, 2021). Nearby schools are well-rated, making it a sought-after place to live for growing families. The quality of life is enhanced by the presence of green spaces and cultural activities.

The property is located in an area potentially exposed to flood risks, according to Géorisques data. It is recommended to check the current risk prevention plans (PPR). The Local Urban Planning Plan (PLU) should also be consulted to ensure compliance with construction and development standards.

Regarding rental regulations, if the DPE were to be classified as F or G, rental restrictions could apply starting in 2025. Mandatory diagnostics (asbestos, lead, etc.) must be provided by the seller, and it is advisable to request an accurate assessment of the market value to avoid unpleasant surprises during the sale.