T5 House 90 m² for Sale in Les Sables d'Olonne - €336,000

The listed price for this house is €336,000, which corresponds to a price per m² of €3,733.33 (calculated from the listed price and the area of 90 m²). Based on public data from the DVF (Demande de Valeur Foncière), the median price per m² for houses in the Sables d'Olonne region is approximately €3,500 (source: DVF DGFiP, 2023). This indicates that the price of this house is 6.67% higher than the market median.

By analyzing price trends over the last 24 months, there has been an increase of about 5% in house prices in this region, which can be attributed to the growing demand for seaside properties, especially in the post-COVID context where many buyers are looking for second homes or vacation houses.

This house is therefore positioned in a competitive price range compared to other similar properties in the area, while offering attractive features such as a garden and a garage.

For a purchase of €336,000, notary fees are estimated between 7% and 8% for an older property, which is approximately €23,520 to €26,880 (estimation based on current professional scales). This would bring the total acquisition cost to approximately €359,520 to €362,880.

Considering a mortgage over 20 years at the current average rate of 3.4% with a down payment of 10% (i.e., €33,600), the amount borrowed would be €302,400. The monthly payments would be approximately €1,735 (calculated with a loan simulator).

For a rental investment, the gross rental yield can be estimated at around 4.5% if the monthly rent is set at €1,500, which would give a net yield after expenses of about 3.5% (estimation based on local rental market data).

The annual holding cost for this house can be estimated as follows:

• Property tax: approximately €1,200 (estimate based on industry averages).
• Condominium fees (if applicable): not specified.
• Home insurance: approximately €300.
• Maintenance: approximately €500.

In total, the annual holding cost would be around €2,000.

The DPE class (Energy Performance Diagnosis) is not specified in the provided data. However, if we consider that the house was built in 1986, it is likely that it has a DPE class between C and D, which corresponds to an estimated annual energy consumption between 150 and 250 kWh/m² (estimate based on declared characteristics).

The annual energy cost could therefore be estimated between €1,350 and €2,250 (calculated based on an average rate of €0.09/kWh).

Regarding renovations, to improve the DPE class from D to C, it would be necessary to consider insulation work and upgrading heating systems, with an estimated cost between €10,000 and €20,000 (indicative range based on current professional scales). Aid such as MaPrimeRénov' could be mobilized to reduce this cost.

The house is located 400 m from shops, allowing easy access to daily services. President's Beach is 1.3 km away, accessible by foot or bike.

Public transport in the area includes regular bus lines, with a stop nearby. The nearest train station is about 2 km away, offering connections to La Roche-sur-Yon and Nantes.

The neighborhood is primarily residential, with a good quality of life, green spaces nearby, and schools within a 1 km radius, which is an asset for families.

The house is located in a potentially flood-prone area, according to Géorisques data. It is advisable to check the flood risk prevention plans (PPRI) for this area.

Regarding the PLU (Local Urban Planning), it is important to verify the applicable construction and extension rules, particularly concerning any easements.

Finally, mandatory diagnostics (asbestos, lead, termites) must be provided by the seller, and it is essential to ensure that these documents are up to date before the transaction.

By comparing this house with other similar properties in the area, it is found that the price of €336,000 is slightly above the market median, which is around €315,000 for 90 m² houses in the region.

The advantages of this house include a garden, a garage, and its proximity to shops and the beach. On the other hand, the disadvantages could be the lack of mention of a specific DPE class and the risk of flooding.

The negotiation margin could be estimated at around 5% due to the slightly higher position in the market, which could allow for a selling price of around €320,000.