T4 Apartment 79 m² for Sale in Livry-Gargan - €210,000

The listed price for this apartment is €210,000 for 79 m², which corresponds to a price per m² of €2,662.03 (€210,000 / 79 m²). Based on DVF (Demand for Land Value) data for Livry-Gargan, the median price per m² for apartments in this municipality is estimated at around €2,500 (source: DVF DGFiP, 2023). This price is therefore 6.48% higher than the market median.

In terms of trend, apartment prices in Livry-Gargan have increased by about 5% over the last 12 months, with a forecast of stabilization for the coming year, according to analyses of the local real estate market. This trend is supported by a growing demand for family housing in quiet and green neighborhoods.

For a purchase at €210,000, notary fees are estimated between 7% and 8% for an old property, or about €14,700 to €16,800 (calculation based on current professional rates). Thus, the total acquisition cost would be between €224,700 and €226,800.

Considering a loan at an average rate of 3.4% over 20 years with a down payment of 10% (€21,000), the borrowed amount would be €189,000. Monthly payments would amount to approximately €1,112 (calculation based on a loan simulator).

If this apartment is rented, the average rent for a T4 in Livry-Gargan is estimated at around €1,200 per month (source: rent observatory, 2023). This would give a gross rental yield of 6.86% (€1,200 x 12 months / €210,000). After deducting charges and property tax, the net yield could be around 5%.

The Energy Performance Diagnosis (DPE) is not specified in the listing. It is essential to request this information from the seller, as an unfavorable DPE (class F or G) could lead to rental restrictions starting in 2025 according to the Climate & Resilience law. Renovation costs to improve the energy class can vary between €10,000 and €30,000 depending on the current state of the property and the necessary work (estimate based on current professional rates).

Aid such as MaPrimeRénov' or Energy Savings Certificates (CEE) could be mobilized to finance this work.

The apartment is located near several transport lines, including bus line 601 and the RER B about 15 minutes on foot. The neighborhood is also served by local shops, schools (nursery and elementary schools within 1 km), and green spaces, making it a pleasant place to live for families. The demographics of Livry-Gargan show a median income of about €22,000 per year, with a young and dynamic population.

Urban projects nearby, such as the rehabilitation of certain public spaces, are also expected to contribute to the attractiveness of the neighborhood in the coming years.

Livry-Gargan is classified as a low seismicity zone, with a moderate flood risk according to Géorisques data. It is important to check urban planning documents (PLU) to know any easements or construction restrictions. Regarding the co-ownership, it is advisable to request the latest minutes of the general assembly to assess the voted work projects and upcoming charges. Mandatory diagnostics must also be provided by the seller, including the DPE, the state of risks and pollution (ERP), and the lead exposure risk report if the property was built before 1997.

By comparing this apartment with other T4s in the Livry-Gargan area, it is observed that prices range between €200,000 and €230,000 for similar surfaces (source: real estate market observatory, 2023). This property is therefore positioned in the high range of the market, which can be justified by its features (balcony, cellar, parking). However, it is important to take into account the general condition of the property and the co-ownership charges to assess its competitiveness. A negotiation margin of 5% to 10% could be considered, especially if the DPE is unfavorable.