T4 Apartment 69 m² for Sale Livry-Gargan - €190,000

The price of the apartment is €190,000 for an area of 69 m², which translates to a price per m² of approximately €2,754.02 (calculated from the displayed price and declared characteristics). In the Livry-Gargan market, the median price per m² for an apartment is around €2,600 (source: DVF DGFiP, 2023). This places this apartment slightly above the market median, which can be justified by its location on the top floor and its features (balcony, cellar).

Over the last 12 months, apartment prices in Livry-Gargan have seen an increase of about 5% (source: INSEE, 2023). This trend may be linked to the growing demand in the area, particularly for family properties like this T4 apartment.

For a purchase at €190,000, notary fees are estimated between 7% and 8% for an old property, which is about €13,300 to €15,200 (indicative range based on current professional scales). The total acquisition cost would therefore be approximately €203,300 to €205,200.

Considering a mortgage at an average rate of 3.4% over 20 years with a down payment of 10% (€19,000), the borrowed amount would be €171,000. The monthly payments would be around €1,000 (calculated based on current interest rates).

The gross rental yield, if this apartment is rented, could be estimated at €7,600 per year (average rent of €600 per month), resulting in a gross yield of 4% (calculated from the estimated rent and purchase price).

The Energy Performance Diagnosis (DPE) is not specified in the provided data. However, it is essential to request this document from the seller, as it influences the property's value and may affect the possibility of renting (Climate & Resilience Law, 2021). Apartments with a DPE rated F or G can no longer be rented from 2025.

In the case of an unfavorable DPE, renovation work may be necessary, with an estimated cost between €10,000 and €30,000 to improve the energy class (estimation based on average public data from the sector). Assistance such as MaPrimeRénov' could be mobilized, offering grants of up to €7,000 depending on the work carried out.

The apartment is located in Livry-Gargan, a municipality in Seine-Saint-Denis, well-served by public transport, notably bus line 147 and tram line T4, allowing quick access to Paris. Local shops, schools, and health services are within walking distance, making it a convenient neighborhood for families.

The demographics of Livry-Gargan show a median income of around €22,000 per year (source: INSEE, 2023), which is slightly below the national average. The quality of life is generally considered good, with green spaces and infrastructure suitable for families.

It is important to check for potential natural risks in the area, including flooding and seismic activity (source: Géorisques, 2023). The PLU (Local Urban Plan) should also be consulted to understand the construction and development rules of the municipality.

Regarding the sale, it is essential to inquire about the condominium fees, which can be high in older buildings. Mandatory diagnostics (DPE, asbestos, lead) must be provided by the seller. In the case of an unfavorable DPE, compliance work may be necessary, which could impact the sale price.