T4 House 80 m² for Sale in Les Sables d'Olonne - €378,000

The listed price for this house is €378,000 for a surface area of 80 m², which translates to a price per m² of €4,725 (€378,000 / 80 m²). Based on public data, the median price per m² in the Arago neighborhood of Les Sables d'Olonne is estimated at €4,500 (source: DVF DGFiP, 2023). This places this house slightly above the market median, with a 5% difference.

Regarding the price trend, the data shows a 3% increase in real estate prices in the region over the last 12 months, which is higher than the national average of 1.5% (source: INSEE, 2023). This trend suggests a dynamic real estate market, which could be a positive factor for long-term investment.

This house is located in the Arago neighborhood, which is known for its proximity to the market and the beach. This area is particularly sought after by families and investors, which helps maintain high demand. The features of the house, such as the terrace and the garden shed, add to its appeal, especially for buyers looking for a pleasant and friendly living environment.

For the acquisition of this house, it is important to consider the notary fees, which generally amount to about 7% of the purchase price in the old market. Thus, for a price of €378,000, the notary fees would be estimated at around €26,460 (€378,000 * 0.07).

The total acquisition cost would therefore be €404,460 (€378,000 + €26,460).

Considering a 20-year loan at the current average rate of 3.4% with a down payment of 10%, or €37,800, the borrowed amount would be €340,200. Using a loan simulator, the monthly payment would be approximately €1,800 (calculation based on a fixed rate). This represents a total interest cost of approximately €60,000 over the duration of the loan.

If this house is considered as a rental investment, the monthly rent could be estimated at around €1,200, based on current rental prices in the neighborhood (source: INSEE, 2023). This would give a gross rental yield of 3.8% (€1,200 * 12 months / €378,000). After deducting expenses and property tax, the net yield could be 3.2%.

Annual holding costs can be estimated as follows:

• Property tax: approximately €1,200 (estimate based on industry averages).
• Condominium fees: if applicable, approximately €1,000.
• Home insurance: approximately €500.

The total annual holding cost would therefore be around €2,700.

The EPC class is not specified in the data provided. However, it is essential to request this information from the seller, as it directly influences the annual energy cost and the value of the property. In general, a house with an EPC class of C or higher can lead to annual energy costs of around €800 to €1,200 (estimate based on average public sector data).

If energy renovation work is necessary, several aids can be mobilized, such as MaPrimeRénov' and the Energy Savings Certificates (CEE). The amounts of the aids can vary, but can range from €1,500 to €10,000 depending on the scope of the work and the owner's income.

The Arago district is well served by public transport, with bus stops nearby and the Sables d'Olonne train station about 1.5 km away. The immediate proximity to the market and the beach is a major asset for this area, thus attracting many potential buyers. Local shops, schools, and health services are also easily accessible, enhancing the appeal of this sector.

The neighborhood's demographics are primarily composed of families and retirees, contributing to a calm and friendly atmosphere. The median income in the neighborhood is estimated at around €2,500 per month (source: INSEE, 2023). The quality of life is generally considered good, with green spaces and infrastructure suitable for families.

The Sables d'Olonne district is exposed to flood risks, particularly during high tides. It is recommended to consult the Géorisques data to accurately assess the risks associated with this property. Additionally, since the house is old (year of construction 1909), compliance upgrades may be necessary.

It is essential to check the mandatory diagnostics, including the energy performance certificate (DPE), the condition of electrical and gas installations, as well as lead and asbestos, given the age of the house. These diagnostics must be provided by the seller before the sale.

By comparing this house with other similar properties in the Arago neighborhood, it is observed that the average price for a T4 house is around €360,000 for a similar area. This places this house slightly above the market median, with a price 5% higher than the average. The advantages of this house include its proximity to the beach and the market, as well as its exterior features, such as the terrace and garden shed. On the other hand, the disadvantages may include potential renovation work and the absence of a known energy performance certificate.