T3 Apartment 61 m² for Sale Livry-Gargan - €210,500

The listed price of the apartment is €210,500 for an area of 61 m², which is a price per m² of €3,448.36 (calculated from the listed price and declared characteristics).

Based on public data from the DVF (Demand for Land Value), the median price of apartments in Livry-Gargan is around €3,200 per m². Thus, this apartment is above the market median by 7.8%.

Regarding the price trend, according to INSEE data, apartment prices in the area have increased by 5% over the last 12 months, indicating a slightly rising market.

Property positioning:

• Advantages: apartment in good condition, balcony, outdoor box.
• Disadvantages: price above the median, which could limit the interest of first-time buyers.

For an apartment priced at €210,500, notary fees are estimated at around 7.5%, or €15,825 (estimate based on current professional scales). The total acquisition cost would therefore be €226,325.

Loan Simulation:

• Amount borrowed: €210,500 - 10% down payment (€21,050) = €189,450.
• Current average interest rate: 3.4% over 20 years.
• Estimated monthly payment: €1,050 (calculation based on a loan simulator).

Annual holding cost:

• Property tax: estimated at €1,200 per year (data based on average sector figures).
• Co-ownership fees: estimated at €150 per month, or €1,800 per year (estimate based on average public sector data).
• Total annual holding cost: €3,000.

The Energy Performance Diagnosis (DPE) is not specified in the listing. However, it is crucial to check it, as the Climate & Resilience Law imposes rental bans for properties classified F or G starting in 2025.

Estimated annual energy cost:

• Estimate based on average public sector data: around €1,000 per year for an apartment of this size and age.

Available aids:

• MaPrimeRénov': up to €20,000 for energy renovation work, depending on income.
• CEE (Energy Savings Certificates): variable aids depending on the work carried out.

Livry-Gargan is well served by public transport, with metro line 7 nearby (station 'Livry-Gargan') and several bus lines.

Amenities:

• Shops: supermarkets, bakeries, pharmacies within 500 m.
• Schools: several educational institutions nearby, including Jean Jaurès College and Paul Éluard High School.
• Health: medical center 1 km away.

Demographics:

• Median income: around €23,000 per year (source INSEE).
• Composition: young population, with a high percentage of families.

According to Géorisques data, Livry-Gargan is exposed to a low risk of flooding.

PLU and Zoning:

• Residential zone, with strict construction rules.
• Check for any easements on the property.

Regulatory Context:

• Rent control applicable if the property is rented.
• Mandatory diagnostics to be provided during the sale: DPE, lead, electricity, gas.

This 61 m² apartment is above the market median, which is around €3,200 per m². Similar apartments in the neighborhood sell for between €200,000 and €220,000, depending on their condition and characteristics.

Premium Factors:

• 8 m² balcony.
• Outdoor box.

Estimated Negotiation Margin:

• About 5% to 10% depending on market interest and the duration of the sale.