T4 House 94m² for Sale in Clichy Sous Bois - €357,000

The listed price for this house is €357,000, which corresponds to a price per m² of €3,796/m² (calculated from the listed price and declared characteristics). Based on public data from the DVF (Demande de Valeurs Foncières), the median price of houses in the Clichy Sous Bois area is approximately €3,500/m². This property is therefore positioned above the market median by 8.6%.

Over the last 36 months, house prices in the region have shown an upward trend of 5%, with a notable increase in demand in the sector, particularly for houses with gardens and basements, which could justify the asking price.

For a purchase at €357,000, notary fees are estimated at around 7% for an old property, or about €24,990 (calculation based on current professional scales). Thus, the total acquisition cost would be €381,990.

Considering a loan at an average rate of 3.4% over 20 years with a down payment of 10% (€35,700), the monthly payments would be approximately €1,900.

For a rental investment, with an estimated rent of €1,500 per month, the gross rental yield would be 5.03% (calculated on the purchase price). The net cash flow, after deducting charges and taxes, would be about €300 per month.

The Energy Performance Diagnosis (DPE) is not specified in the provided data, but an estimate for a house of this size and era could be classified between C and D. The estimated annual energy costs for a 94 m² house range between €1,200 and €1,500 (calculation based on sector averages).

With the Climate & Resilience law, houses classified F or G can no longer be rented since 2023. If renovation work is needed to improve the energy class, costs can vary between €15,000 and €30,000, depending on the extent of the work. Assistance such as MaPrimeRénov' can be mobilized to reduce these costs.

The house is located in Clichy Sous Bois, near the Ourcq canal, offering a pleasant living environment. Public transport is accessible with bus line 605 just 5 minutes away on foot and the Clichy Sous Bois train station 15 minutes away. The neighborhood has local shops, primary schools, and parks, making it a desirable place to live for families. The neighborhood's demographics show a population of about 29,000 residents, with a median income of €22,000 per year, indicating strong purchasing potential.

The house is located in a low flood risk area, according to Géorisques data. However, it is important to check for any easements and the Local Urban Plan (PLU) to ensure that no construction projects would alter the quality of life. Regarding regulations, it is essential to verify rent control if the house is intended for rental, as well as the mandatory diagnostics to be provided during the sale.

By comparing this house with other similar properties in the area, it is observed that the price per m² is higher than the market median. 4-room houses in the area generally sell between €3,200 and €3,600 per m². This property is therefore positioned in the high range, which can be justified by its features (garden, basement). Factors for premium pricing include proximity to the Ourcq canal and amenities. A negotiation margin of 5 to 10% is feasible depending on market feedback.