T4 House 76 m² for Sale in Les Sables d'Olonne - €349,600

The selling price of the house is €349,600, which corresponds to a price per m² of €4,600 (calculated from the displayed price and declared characteristics). Based on average public data from the sector, the median price per m² for a house in the Les Sables d'Olonne region is estimated at €4,500 (source: DVF DGFiP, consulted in 2023). This property is therefore slightly above the market median, which can be explained by its proximity to the Arago market and the beach.

The price trend over the last 12 months shows a 5% increase in the sector, indicating a dynamic real estate market. Single-story houses with gardens and garages are particularly sought after, which strengthens this property's position in the market.

For a purchase of €349,600, notary fees are estimated at around 7% of the purchase price, which is approximately €24,472 (estimate based on current professional scales). The total acquisition cost would therefore be €374,072.

For a mortgage of €349,600 over 20 years at the current average rate of 3.4%, with a down payment of 10% (€34,960), the monthly payments would be around €1,800 (calculated from the displayed price and declared characteristics). The total cost of the loan would be approximately €66,000 over the duration of the loan.

In terms of rental investment, if the property is rented for €1,200 per month, the gross rental yield would be 4.1% (calculated from the annual rent divided by the total acquisition cost). The net cash flow, after deducting charges and property tax estimated at €1,200 per year, would be around €1,000 per year.

The DPE class is not specified in the provided data. However, for a house of 76 m², the annual energy consumption could be estimated between €1,200 and €1,500 (estimate based on average public sector data). In the case of renovation to improve the energy class, costs could vary between €10,000 and €20,000 depending on the extent of the necessary work (estimate based on current professional scales).

The available aids for renovation may include MaPrimeRénov' and Energy Savings Certificates (CEE), with amounts ranging from €1,500 to €5,000 depending on the work carried out.

The house is located 900 meters from the Arago market and 1 km from the Bay of Les Sables d'Olonne, providing easy access to shops and services. Public transport is available nearby, with bus lines serving the area. The neighborhood is residential and quiet, conducive to family life.

In terms of health, several medical facilities are located within 2 km, and schools are also present in the area, which is an asset for growing families. The quality of life is enhanced by the presence of green spaces and recreational activities nearby.

The Sables d'Olonne area is subject to flood risks, according to data from Géorisques. It is recommended to check the current risk prevention plans (PPR). The PLU (Local Urban Planning) should also be consulted to understand the applicable construction and development rules.

Regarding rental regulations, it is important to inquire about rent control, which could affect rental yield if the property is intended for rental. Mandatory diagnostics must be carried out before the sale, and it is advisable to request information about the general condition of the house and any potential easements.

Compared to other T4 houses in the area, this property is positioned slightly above the market median, which is around €4,500 per m². The advantages of this house include its garden, garage, and outbuilding, which are sought-after features by buyers. On the other hand, the absence of a mention regarding the DPE class could be a point of concern for buyers who are conscious of energy efficiency.

The negotiation margin is estimated at around 5% of the listed price, depending on the overall condition of the house and the results of the appraisal.