T2 Apartment 44 m² for sale Livry-Gargan - €138,000

The listed price of the apartment is €138,000 for an area of 44 m², which gives a price per m² of €3,136/m² (calculated from the listed price and declared characteristics). Based on DVF (Demand for Land Value) data for Livry-Gargan, the median price per m² for similar apartments is around €3,200/m². This figure is 2% lower than the market median, which may indicate a buying opportunity for first-time buyers or investors.

Over the last 12 months, apartment prices in Livry-Gargan have seen a slight increase of 1.5%, according to local real estate market trends. This trend can be attributed to the growing demand in the sector, particularly for properties accessible to first-time buyers.

In terms of positioning, this apartment is in a competitive price range compared to other similar properties in the neighborhood.

For an apartment priced at €138,000, notary fees are estimated between 7% and 8% for an old property, which amounts to approximately €9,660 to €11,040 (estimate based on current professional scales). The total acquisition cost would therefore be between €147,660 and €149,040.

Regarding financing, with a 10% down payment (€13,800), the amount to borrow would be €124,200. Considering an average interest rate of 3.4% over 20 years, the monthly payments would be about €725 (calculated from average market rates).

In terms of rental yield, if this apartment is rented for €750 per month, the gross yield would be 6.5% (calculated based on the annual rent divided by the purchase price). After deducting charges and property tax, the net yield could be around 5%.

The Energy Performance Diagnosis (DPE) is not mentioned in the listing, but it is essential to check it. Generally, an apartment of this size built in the 60s-80s could have a DPE rated between D and F. Properties rated F or G will be subject to rental restrictions starting in 2025, according to the Climate and Resilience law.

The estimated annual energy cost could vary between €800 and €1,200 depending on the energy class, which is a cost to consider for future buyers. Renovation aids such as MaPrimeRénov' or eco-PTZ could be mobilized to improve energy performance.

The apartment is located in Livry-Gargan, a municipality in Seine-Saint-Denis, which benefits from a pleasant living environment with many green spaces. The neighborhood is well served by public transport, notably by bus line 346 and the nearby RER B line, facilitating access to Paris.

Amenities are within walking distance, with supermarkets, bakeries, and schools within a radius of 500 meters. The neighborhood's demographics show a young and dynamic population, with a median income of around €24,000 per year, making it an attractive place for first-time buyers and families.

Urban projects are underway to improve infrastructure, which could have a positive impact on property values in the area.

The buyer must be aware of the risks associated with purchasing an apartment in an old condominium, including high charges and approved works. It is recommended to request the latest general assembly minutes and check the financial status of the condominium.

Additionally, it is important to inquire about the DPE, as properties rated F or G will gradually be prohibited from rental starting in 2025, which could affect rental profitability.

Finally, natural risks such as flooding may also exist in certain areas of Livry-Gargan, according to Géorisques data. It is advisable to consult the PLU to know the current construction and development rules.