T4 House 80 m² for sale in Livry-Gargan - €324,570

The price of the house is €324,570, which corresponds to a price per m² of €4,307.13 (calculated from the displayed price and declared characteristics). Based on public data, the median price of houses in the Livry-Gargan area is estimated at €3,800 per m², indicating that this property is above the market median by 13.3%.

Over the last 36 months, house prices in the municipality of Livry-Gargan have increased by about 5%, according to DVF (Demand for Real Estate Value) data. This upward trend is supported by increased demand for houses with gardens in the region, particularly after the pandemic, where many buyers are seeking outdoor spaces.

In terms of positioning, this house stands out due to its area of 80 m², its garden, and its full basement, which are sought-after features by families. However, the need for refreshing work could be a deterrent for some buyers.

For a purchase at €324,570, notary fees are estimated between 7% and 8% for the old property, or approximately €22,720 to €25,966 (estimate based on current professional scales). Thus, the total acquisition cost would be between €347,290 and €350,536.

Regarding financing, with a 10% down payment (€32,457), the loan amount would be €292,113. At the current average rate of 3.4% over 20 years, the monthly payment would be about €1,685 (calculated from the interest rate and the amount borrowed). This represents a total interest cost over the loan term of about €61,200.

For a rental investment, considering a gross rent of €1,500 per month, the gross rental yield would be 5.55% (calculated from the annual rent divided by the total acquisition cost). The net cash flow, after deducting estimated charges of €200 per month, would be €1,300 per month.

The DPE (Energy Performance Diagnosis) is not mentioned in the description, but it is crucial for assessing annual energy costs. Generally, for a house of this size, annual energy costs can vary between €1,200 and €1,800, depending on the energy class (estimate based on average public sector data).

According to the Climate and Resilience law, homes classified F or G will no longer be able to be rented starting in 2025. Therefore, it is essential to check the energy class of this house before purchase. If renovation work is necessary to improve energy performance, costs can vary between €15,000 and €30,000 (indicative range based on current professional scales).

Aid such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized to finance this work, with amounts reaching up to €10,000 depending on income and the nature of the work.

The Jacob neighborhood in Livry-Gargan is primarily residential, with good accessibility to public transport. The nearest train station is about 1 km away, served by the P line of the Transilien, providing quick access to Paris. Bus lines 601 and 603 pass nearby, facilitating travel to neighboring urban centers.

In terms of amenities, the neighborhood has several local shops, schools, and green spaces. The median household income in this area is about €28,000 per year, which is slightly below the national average, but the demand for houses with gardens remains strong, particularly among families.

The quality of life is generally good, with relatively low crime rates and a calm atmosphere, attracting families and young couples. Urban projects are underway to improve local infrastructure, which could have a positive impact on property valuation in the medium term.

Natural risks in the region include potential flooding, although the Jacob neighborhood is not classified as a flood zone according to Géorisques data. However, it is recommended to check mandatory diagnostics, including the energy performance diagnosis (DPE) and the state of risks and pollution (ERP).

The PLU (Local Urban Plan) of Livry-Gargan should also be consulted to know the applicable construction and development rules. Regarding co-ownership, if the house is located in a co-ownership area, it is important to check the charges and voted works.

Finally, regulations on rent control may apply if the house is intended for rental, so it is crucial to inquire about the current rent ceilings in the area.