T4 House 95 m² for Sale in Les Sables d'Olonne - €409,500

The listed price for this house is €409,500, which translates to a price per m² of €4,304 (calculated from the listed price and the declared area of 95 m²). Based on data from the DVF (Demand for Property Value), the median price per m² for houses in Les Sables d'Olonne is estimated at €3,800 (source: DVF DGFiP, 2023). This means that the price of this house is 13% higher than the market median.

Over the last 36 months, house prices in this region have shown an upward trend, with an increase of about 5% per year. This trend is supported by the growing demand for real estate in coastal areas, particularly in the Les Sables d'Olonne sector, which is valued for its pleasant living environment and amenities.

Property Positioning: This house is positioned in the upper segment of the local market, which can be justified by its features (3 bedrooms, garden, garage) and its overall condition. However, it is essential to compare with similar properties to assess the price competitiveness.

For a purchase at €409,500, notary fees are estimated at around 7% for an old property, which is about €28,665 (calculation based on current professional scales). The total acquisition cost would therefore be €438,165.

Loan Simulation: Considering a down payment of 10% (€40,950), the amount to be financed would be €368,550. With an average interest rate of 3.4% over 20 years, the monthly payment would be approximately €2,073 (calculation based on current rates and the borrowed amount).

Rental Yield: If this property were rented, with an estimated rent of €1,500 per month, the gross rental yield would be 4.4% (calculated on the purchase price). After deducting charges and taxes, the net yield could be around 3.5%.

The Energy Performance Diagnosis (EPD) of this house is rated D. This means an estimated annual energy consumption between 151 and 230 kWh/m² (source: Ministry of Ecological Transition, 2023). The annual energy cost is therefore estimated between €1,200 and €1,500, depending on energy rates.

Rental Bans: According to the Climate & Resilience Law, homes rated F or G can no longer be rented since 2023. This house, being rated D, is not subject to these restrictions.

Renovation Cost: To improve the energy class to C, renovation work would be necessary, with an estimated cost between €10,000 and €20,000 (estimate based on average energy renovation costs). Assistance such as MaPrimeRénov' could be mobilized to reduce this cost.

The house is located near the city center of Les Sables d'Olonne, offering easy access to public transport, including regular bus lines and the SNCF train station about 2 km away. Amenities such as supermarkets, schools, and health services are accessible within a 10-minute walk.

Demographics and Quality of Life: The neighborhood is primarily residential, with a population of around 14,000 inhabitants. The median household income is about €25,000 per year (source: INSEE, 2023). The living environment is considered pleasant, with green spaces and family activities available. Les Sables d'Olonne are also known for their proximity to the beach and water activities.

The house is located in a low flood risk area, according to Géorisques data. However, it is recommended to check the local urban planning plans (PLU) for any potential restrictions on constructions or modifications.

Mandatory Diagnostics: Energy performance diagnostics (DPE), asbestos, lead, and termite inspections are mandatory when selling. Make sure these documents are up to date before purchasing.

Rent Control: Although the house is not subject to rental restrictions, it is important to inquire about rent control in the area, which may change.

When comparing this house with other similar properties in the area, it appears that the price per m² is higher than the market median. Houses with similar features (3 bedrooms, garden) generally sell between €3,500 and €4,000 per m². This house, at €4,304 per m², is therefore above the median, which can be justified by its condition and layout.

Factors for Premium Pricing: Features such as the garage, garden, and brightness are assets that can justify this premium. However, it is essential to consider the negotiation margin, which could be estimated between 5% and 10% of the listed price, depending on buyer interest.