T3 House 61m² for Sale in Les Sables d'Olonne - €329,700

The listed price of the house is €329,700 for an area of 61 m², which gives a price per m² of approximately €5,400 (calculated from the listed price and declared characteristics). In the market of Les Sables d'Olonne, the median price per m² for old houses is around €4,800 (source: DVF DGFiP, 2023). Thus, this house is positioned above the market median by 12.5%.

Over the last 36 months, house prices in this region have seen an increase of about 10% (source: INSEE, 2023), with a continuous upward trend, particularly due to the increased demand for properties close to the sea and urban amenities. Renovated houses, like this one, particularly attract first-time buyers and investors, contributing to this dynamic.

Positioning: This house is therefore considered a high-quality property, justifying its price by its recent renovation and prime location.

For a purchase of €329,700, notary fees are estimated between 7% and 8% for an old property, which is approximately €23,000 to €26,400 (indicative range based on current professional scales). This brings the total acquisition cost to approximately €352,700 to €356,100.

Loan Simulation: Considering an average interest rate of 3.4% over 20 years and a down payment of 10% (€32,970), the amount borrowed would be €296,730. The monthly payments would be around €1,731 (calculated based on current interest rates and standard loan conditions).

Rental Yield: If this property were rented, with an estimated rent of €1,200 per month, the gross rental yield would be approximately 4.4% (calculated from the annual rent divided by the total acquisition cost). The net yield, after deducting charges and property tax, could be around 3.5%.

The house was completely renovated in 2025, but the Energy Performance Diagnosis (DPE) is not specified in the provided data. Generally, for a renovated house, one can expect an energy performance class between B and C, which corresponds to an estimated annual energy consumption between 80 and 150 kWh/m² (estimate based on average public sector data).

Annual energy cost: Taking an average consumption of 100 kWh/m², the annual energy cost could be estimated at around €610 (calculation based on an average electricity rate of €0.15/kWh).

Renovation aids: Homeowners can benefit from MaPrimeRénov' and other aids to improve energy efficiency, with amounts varying between €1,500 and €7,000 depending on the work done.

The house is located near Tanchet beach and just a few minutes from the city center of Les Sables d'Olonne. Public transport includes regular bus lines to the center and the train station, with a frequency of 15 to 30 minutes (source: local transport network, 2023).

Amenities: The neighborhood offers a variety of shops, schools, and health services within 1 km. Public and private schools are well-rated, attracting families. The quality of life is considered high due to the proximity of green spaces and beaches.

Demographics: The median income in this area is around €2,200 per month, with a population predominantly made up of young couples and families (source: INSEE, 2023).

Les Sables d'Olonne are exposed to flood risks, particularly due to their proximity to the sea. According to data from Géorisques, some areas may be classified as at moderate risk (source: Géorisques, 2023). It is advisable to consult the Local Urban Planning Plan (PLU) to check the construction and development rules.

Mandatory Diagnostics: When selling, the seller must provide a technical diagnostics file including the Energy Performance Certificate (DPE), the state of natural risks, and asbestos if applicable. Buyers must be informed of their rights and obligations related to the purchase of real estate, particularly regarding hidden defects and the ten-year warranty.

By comparing this house with other similar properties in the area, it is observed that the price per m² is higher than the market median. For example, 2 to 3-bedroom houses within a 1 km radius are selling between €4,500 and €5,200 per m² (source: DVF DGFiP, 2023).

Premium Factors: Recent renovations, proximity to the beach and amenities, as well as the quality of life in the neighborhood are factors that justify this premium. On the other hand, the absence of a garage or dedicated parking could be a negotiation point for potential buyers.

Negotiation Margin: A negotiation margin of 5 to 10% could be considered, especially if the property remains on the market for more than 3 months.