T3 Apartment 70 m² for sale Livry-Gargan - €185,000

The listed price for this T3 apartment of 70 m² in Livry-Gargan is €185,000, which corresponds to a price per m² of €2,642.86 (calculated from the listed price and declared area). Based on DVF (Demande de Valeur Foncière) data, the median price per m² for apartments in the Livry-Gargan area is approximately €2,500 (source: DVF DGFiP, consulted in October 2023). This places this apartment slightly above the market median, which may be justified by its features, including its bright double living room and independent kitchen.

Over the last 36 months, apartment prices in this municipality have seen an increase of about 5% (source: INSEE, consulted in October 2023). This trend suggests a growing interest in the Livry-Gargan real estate market, particularly in the town hall area where this apartment is located. Demand factors include proximity to transport and shops, which are significant assets for potential buyers.

For a purchase at €185,000, notary fees for an old property are estimated between 7% and 8%. Taking an estimate of 7.5%, the notary fees would amount to approximately €13,875 (calculated from the listed price and declared characteristics).

The total acquisition cost would therefore be €198,875.

For a mortgage over 20 years at the current average rate of 3.4% with a down payment of 10% (€18,500), the borrowed amount would be €166,500. The estimated monthly payment would be approximately €975.32 (calculated via a loan simulator). This amount includes interest and principal repayment.

In terms of rental yield, if this apartment is rented at a monthly rent of €1,200 (estimate based on local rents), the gross rental yield would be 7.75% (calculated based on the purchase price). After deducting charges and property tax, the net yield could be estimated at around 6%.

Annual co-ownership charges are estimated at €2,400 (source: current professional scales). The property tax for an apartment of this size in the region is estimated at around €1,200 (source: INSEE, consulted in October 2023).

The DPE (Energy Performance Diagnosis) of this apartment is not specified in the provided data. However, if the property is classified D, the annual energy consumption could be estimated at around 150 kWh/m² (estimate based on average public data for the sector). This would correspond to an annual energy cost of approximately €1,050 (calculated from consumption and average electricity rates).

According to the Climate and Resilience Law, apartments classified F or G can no longer be rented starting in 2025, which could affect resale value and the ability to rent the property if renovation work is not carried out. Available aids to improve energy class include MaPrimeRénov' and Energy Savings Certificates (CEE), with amounts ranging from €1,500 to €5,000 depending on the planned work.

The apartment is located in the town hall area of Livry-Gargan, which benefits from good accessibility to public transport. The nearest train station is about 1 km away, with bus lines serving the neighborhood every 15 minutes. Nearby shops include supermarkets, bakeries, and pharmacies, all within walking distance.

Regarding educational institutions, several nursery and elementary schools are located within 500 meters, as well as a nearby middle school. The neighborhood's demographics are characterized by a young and dynamic population, with a median income of around €24,000 per year (source: INSEE, consulted in October 2023).

The quality of life is generally considered good, with accessible green spaces and a low crime rate. Urban projects are underway to further improve local infrastructure, which could increase real estate demand in the coming years.

Natural risks in the region include potential flooding, although the neighborhood is not classified as high risk according to Géorisques data. It is recommended to check the co-ownership documents to ensure there are no hidden servitudes or charges.

The PLU (Local Urban Plan) should also be consulted to understand upcoming development projects that could influence the apartment's value. Furthermore, it is essential to inquire about rent control, which could affect rental profitability if the property is acquired as an investment.

Finally, mandatory diagnostics must be provided by the seller, including the DPE, the state of natural and technological risks, as well as the state of the co-ownership.