T6 House 176 m² for Sale Butry-sur-Oise - €499,000

The price of the house is €499,000 for a surface area of 176 m², which gives a price per m² of €2,832.95 (€499,000 / 176 m²). Based on public data, the median price per m² for houses in the Butry-sur-Oise area is estimated at around €2,500 (source: DVF DGFiP, consulted in October 2023). This places this house above the market median, with a deviation of 13.3% from the median.

Regarding the price trend, data shows a 5% increase in house prices in the region over the last 12 months, indicating a dynamic real estate market.

Property Positioning: This house is positioned as a spacious family property, ideal for families seeking a pleasant living environment, with a garden and amenities nearby.

For a purchase at €499,000, notary fees are estimated at around 7% for an old property, which is approximately €34,930 (€499,000 * 0.07). The total acquisition cost would therefore be €533,930.

Loan Simulation: Considering an average interest rate of 3.4% over 20 years and a down payment of 10% (€49,900), the amount borrowed would be €449,100. The monthly payments would be approximately €2,516 (calculation based on a standard amortization table).

Rental Yield: If this property is rented, with an estimated rent of €1,800 per month (estimate based on local rents), the gross rental yield would be 4.32% (€1,800 * 12 / €499,000). The net yield, after deducting charges and property tax (estimated at €1,200 per year), would be approximately 3.6%.

The house has a DPE of class D, with an energy consumption of 180 kWh/m²/year. Annual energy costs are estimated between €1,720 and €2,390 depending on usage.

Rental Bans: According to the Climate and Resilience Law, homes classified F or G can no longer be rented starting in 2025. This house, being classified D, is not subject to this ban.

Renovation Costs: To improve the energy class to C, works estimated between €15,000 and €25,000 would be necessary (estimate based on average energy renovation costs).

Available Aids: Aids like MaPrimeRénov' can be mobilized to finance these works, with amounts of up to €7,000 depending on income and the works carried out.

Butry-sur-Oise is a quiet municipality, offering a pleasant living environment with schools nearby. Public transport includes regular bus lines and the Auvers-sur-Oise train station about 2 km away, allowing easy access to Paris.

Amenities: The neighborhood has local shops, parks, and green spaces, promoting a quality of life appreciated by families.

Demographics: The population of Butry-sur-Oise is about 3,000 inhabitants, with a median income of around €25,000 per year (source: INSEE, consulted in 2023).

Urban Projects: No major urban planning projects are planned in the near future, which is an asset for the stability of the neighborhood.

The municipality of Butry-sur-Oise is subject to flooding risks, although the property is not located in a high-risk area (source: Géorisques, consulted in October 2023).

PLU and Zoning: The Local Urban Plan (PLU) of the municipality allows for individual constructions, but it is important to check the specific rules regarding extensions or modifications to the house.

Mandatory Diagnostics: Energy performance diagnostics (DPE), lead, asbestos, and termite inspections must be provided by the seller.

Rent Control: If the property is intended for rental, it is important to inquire about the rent control regulations in force in the municipality, although Butry-sur-Oise is not yet subject to strict caps.

Comparing with other T6 houses in the area, the price of €499,000 is higher than the median of similar houses, which is around €460,000 for comparably sized houses (source: DVF DGFiP, consulted in October 2023).

Overvaluation Factors: Features such as the 800 m² garden, garage, and proximity to schools are assets that justify this price.

Negotiation Margin: Given that the property is above the median, the negotiation margin could be limited, but a reasonable offer could be considered depending on the sale timelines and market interest.