House T5 98 m² for sale Les Sables d'Olonne - €549,000

The listed price for this house is €549,000, for an area of 98 m², which gives a price per m² of €5,600.00 (€549,000 / 98 m²). Based on average public data from the sector, the median price per m² for houses in the Les Sables d'Olonne area is estimated to be around €4,500.00 (source: DVF DGFiP, consulted in October 2023). This means that the price of this house is 24.44% higher than the market median.

Over the last 12 months, house prices in this region have seen an increase of about 5% (source: INSEE, consulted in October 2023). This upward trend can be attributed to the growing appeal of the region for buyers, especially those looking to settle near the sea.

In terms of positioning, this house is located in a residential neighborhood, close to the village of l'Océan and La Pironnière, which is an asset for families and first-time buyers.

For the purchase of this house, notary fees are estimated between 7% and 8% of the purchase price, which is approximately €38,430 to €43,920 (calculation based on the listed price of €549,000). This would bring the total acquisition cost to approximately €587,430 to €592,920.

For a mortgage of €549,000 at an average interest rate of 3.4% over 20 years, with a down payment of 10% (€54,900), the monthly payments would be around €2,900 (calculation based on a loan simulator). The total interest cost over the duration of the loan would be approximately €145,000.

In terms of rental investment, if this house is rented, an estimated monthly rent of €2,000 would yield a gross rental yield of 4.36% (calculation based on the annual rent of €24,000 compared to the purchase price). After deducting charges and property tax, the net yield could be around 3.5%.

The house is classified DPE D, which indicates moderate energy consumption. The estimated annual energy cost for a house of this size is around €1,200 (estimate based on average public sector data).

With the Climate & Resilience law, houses classified DPE F or G can no longer be rented starting in 2025. This house, being classified D, will not be affected by this ban.

To improve the DPE class to C, energy renovation work may be necessary, with an estimated cost between €15,000 and €25,000 (indicative range based on current professional scales). Assistance such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to reduce this cost.

The house is located 1 km from the village of the Ocean and La Pironnière, providing easy access to various small shops. Public transport, including bus lines, is available nearby, facilitating travel to the city center and the beach.

The neighborhood's demographics are characterized by a family population, with a median income estimated at €28,000 per year (source: INSEE, consulted in October 2023). Nearby schools are well-rated, which is an asset for growing families.

In terms of quality of life, the neighborhood is known for its tranquility, green spaces, and proximity to the sea, making it a pleasant place to live.

The house is located in a low flood risk area (source: Géorisques, consulted in October 2023). However, it is important to check for any easements that may affect the property.

The PLU (Local Urban Planning) of the municipality must be consulted to ensure that the house complies with current construction and urban planning standards. Furthermore, the co-ownership is subject to specific rules, with 58 lots in total, which requires good management of relationships between co-owners.

The mandatory diagnostics, such as the DPE, lead, asbestos, and the condition of electrical installations, must be provided by the seller. It is recommended to request these documents before finalizing the purchase.

Compared to other similar properties in the sector, this house is positioned above the market median in terms of price. T5 houses in the Sables d'Olonne area generally sell between €450,000 and €550,000, depending on their condition and location (source: DVF DGFiP, consulted in October 2023).

The advantages of this house include its pool, well-maintained garden, and proximity to shops. On the other hand, the price may be a barrier for some first-time buyers, especially when considering notary fees and maintenance costs associated with a property of this size.

The negotiation margin is estimated at around 5% to 10%, depending on buyer interest and the duration of the listing.