T4 Apartment 60 m² for Sale in Livry-Gargan - €155,000

The listed price for this apartment is €155,000, which corresponds to a price per m² of €2,583 (calculated from the listed price and declared characteristics). In the Livry-Gargan market, the median price per m² for an apartment is around €2,500 (source: DVF DGFiP, 2023). This places this apartment slightly above the market median, which could be justified by its features such as brightness and the double living room. Over the last 12 months, apartment prices in Livry-Gargan have increased by about 5%, indicating an upward trend (source: INSEE, 2023).

This apartment is positioned in a quiet area, close to shops and transport, which is an asset for families and first-time buyers. However, it is important to note that the real estate market in Livry-Gargan is competitive, with a varied offer ranging from studios to family apartments. Similar properties in the same area generally sell between €150,000 and €180,000, indicating potential negotiation room.

For a purchase at €155,000, notary fees are estimated between 7% and 8% for an old property, or approximately €10,850 to €12,400 (estimate based on current professional scales). The total acquisition cost would therefore be between €165,850 and €167,400.

Considering a down payment of 10% (€15,500), the amount to be financed would be €139,500. With an average interest rate of 3.4% over 20 years, the monthly payments would be around €780 (calculated from current loan rates). This includes the repayment of capital and interest, excluding insurance.

The annual charges for an apartment of this size are estimated at around €1,200 (estimate based on average public data in the sector). The property tax, on the other hand, is generally around €800 to €1,000 per year in this area (estimate based on INSEE data). Adding home insurance of about €300, the total annual holding cost would be approximately €2,300 to €2,500.

The energy class of this apartment is not specified in the provided data. However, it is essential to check the DPE before purchase, as a class F or G could lead to rental restrictions starting in 2025 (source: Climate & Resilience Law, 2021). Annual energy costs can vary significantly depending on the DPE class, with an average estimate of €1,200 to €1,500 for a 60 m² apartment (estimate based on average public data in the sector).

If renovation work is necessary to improve the energy class, several aids can be mobilized, such as MaPrimeRénov' and Energy Savings Certificates (CEE). The amounts can vary from €1,500 to €5,000 depending on the planned work (estimate based on current professional scales).

The apartment is located near several public transport lines, including RER B and several bus lines, facilitating access to Paris and its surroundings. The nearest train station is about a 15-minute walk away. Local shops are accessible in less than 10 minutes on foot, which is an asset for residents.

The neighborhood has several educational institutions, ranging from nursery school to high school, with generally satisfactory academic results. Additionally, health services, such as doctors and pharmacies, are nearby, contributing to the quality of life of residents.

Livry-Gargan is a dynamic city with a population of about 40,000 inhabitants. The median income per household is around €26,000 per year (source: INSEE, 2023). The neighborhood is known for its tranquility and green spaces, providing a pleasant living environment for families.

Livry-Gargan is exposed to moderate flood risks, according to data from Géorisques. It is recommended to consult risk maps before purchase to assess the precise situation of the property.

Before purchase, it is crucial to check the mandatory diagnostics, including the DPE, the condition of electrical and gas installations, as well as the lead exposure risk report if the property was built before 1949. These diagnostics can influence the purchase decision and the price.

Condominium charges can be high in certain areas of Livry-Gargan. It is advisable to request the latest minutes of the general assembly and the preliminary dated state to assess the financial health of the condominium and the planned works.

This apartment is slightly above the market median, which is around €2,500 per m². Comparable properties in the area, such as 60 m² apartments with 2 bedrooms, generally sell between €150,000 and €180,000. The advantages of this apartment include its brightness and living space, while the disadvantages may be related to the lack of details on the DPE and condominium charges.

Given the positioning of this apartment, a negotiation margin of 5% to 10% could be considered, especially if renovation work is necessary or if the DPE is unfavorable.