T8 House 190 m² for sale Livry-Gargan - €435,750

The listed price of the house is €435,750, for an area of 190 m², which gives a price per m² of approximately €2,292 (calculated from the listed price and declared characteristics). In the Livry-Gargan real estate market, the median price per m² for similar houses is around €2,500 (source: DVF DGFiP, 2023). Thus, this house is slightly below the market median, which could indicate a buying opportunity.

Over the last 12 months, house prices in Livry-Gargan have seen a slight increase of 2.5% (source: Notaires de France, 2023). This trend suggests stable demand in the sector, supported by proximity to transport and amenities.

In terms of positioning, this T8 house stands out for its size and layout, making it attractive for families. However, the absence of mention of the energy performance diagnosis could be a point of concern for buyers mindful of energy efficiency.

For a purchase at €435,750, notary fees are estimated between 7% and 8% in the old market, or approximately €30,503 to €34,860 (indicative range based on current professional scales). The total acquisition cost would therefore be between €466,253 and €470,610.

Considering a loan at an average rate of 3.4% over 20 years with a 10% down payment (€43,575), the borrowed amount would be €392,175. The monthly payments would be approximately €2,287 (calculated from current interest rates).

For a rental investment, the gross rental yield could be estimated at 5% if the monthly rent is €1,800, resulting in a net yield after charges of approximately 4% (estimate based on average public data in the sector).

The Energy Performance Diagnosis (DPE) is not provided for this house, which poses a potential risk for buyers. According to the Climate & Resilience Law, homes classified F or G will no longer be able to be rented starting in 2025.

The estimated annual energy cost for a house of this size could range between €1,200 and €1,800 (estimate based on average public data in the sector), depending on equipment and insulation.

Aid such as MaPrimeRénov' could be mobilized for energy renovation work, with amounts ranging from €1,500 to €20,000 depending on the work carried out.

The house is located in the LIBERATION neighborhood of Livry-Gargan, close to several amenities, including supermarkets, schools, and health services. Public transport is accessible within less than 10 minutes on foot, with bus line 607 and the RER B station nearby, facilitating access to Paris.

The neighborhood's demographics are characterized by a family population, with a median income of around €28,000 per year (source: INSEE, 2023). The quality of life is generally considered good, with green spaces and infrastructure suitable for families.

Urban projects are underway, aimed at improving infrastructure and services in the neighborhood, which could enhance the area's attractiveness in the coming years.

The property is located in a potentially flood-prone area, which requires increased vigilance when purchasing. The Local Urban Plan (PLU) must be consulted to verify construction and development rules.

Regarding regulations, it is essential to ensure that all mandatory diagnostics are up to date, including the DPE, lead, asbestos, and the state of natural risks.

Buyers' rights include a legal withdrawal period of 10 days after signing the sales agreement, allowing for the verification of all documents and diagnostics before finalizing the purchase.