T3 Apartment 86 m² for sale Guilherand-Granges - €185,000, DPE C

The listed price for this T3 apartment of 86.31 m² is €185,000, which corresponds to a price per m² of €2,141 (calculated from the listed price and the declared area). Based on average public data for the sector, the median price per m² for similar apartments in Guilherand-Granges is estimated at €2,200, indicating that this property is slightly below the market median.

In terms of trend, apartment prices in the region have seen an increase of about 5% over the last 24 months, according to DVF data from the DGFiP. This trend is supported by increased demand for renovated and well-located housing, particularly for families and first-time buyers.

Property positioning:

• Price per m²: €2,141
• Market median: €2,200
• Difference: -2.68%

Advantages:

• Renovated apartment, ready to move in.
• Balcony and modern amenities.

Disadvantages:

• Slightly below median price, which may raise questions about perceived value.

For the purchase of this apartment, the total acquisition cost can be estimated as follows:

• Sale price: €185,000
• Notary fees: Approximately 7% for an old property, or about €12,950 (calculated from the listed price and declared characteristics).
• Total acquisition cost: €185,000 + €12,950 = €197,950.

Loan simulation:

• Amount borrowed: €185,000 - 10% down payment (€18,500) = €166,500
• Current average interest rate: 3.4% over 20 years.
• Estimated monthly payments: Approximately €975 per month (calculated with a loan simulator).

Annual holding cost:

• Estimated property tax: Approximately €800 (estimate based on sector averages).
• Annual charges: Estimated at €1,200 (including maintenance and other charges).
• Total holding cost: €800 + €1,200 = €2,000 per year.

The apartment is classified DPE C, with an energy consumption of 86 kWh/m²/year and a greenhouse gas emission of 16 kg CO2/m²/year.

Estimated annual energy cost:

• Estimate based on DPE values, energy costs, and area: between €810 and €1,140 per year.

Rental bans:

• According to the Climate & Resilience law, properties classified F or G can no longer be rented from 2025. This apartment, being classified C, is not subject to these restrictions.

Available aids:

• MaPrimeRénov' and CEE may be available for energy improvement work, although this apartment is already renovated.

The apartment is located in Guilherand-Granges, close to several amenities:

• Transport: Bus stops within 5 minutes walking distance, facilitating access to Valence.
• Amenities: Supermarkets, bakeries, and other shops within 10 minutes walking distance.
• Schools: Nursery and elementary schools nearby, with satisfactory academic results.

Neighborhood demographics:

• Median income: Approximately €25,000 per year.
• Composition: Family neighborhood with a stable population.

Quality of life:

• Quiet environment, with green spaces nearby.
• Ongoing urban projects to improve local infrastructure.

The apartment is located in a low flood risk area, according to Géorisques data.

PLU and zoning:

• Check the Local Urban Plan for future projects in the area.

Mandatory diagnostics:

• DPE, lead, electricity, gas, and natural risk status must be provided at the time of sale.

Buyer's rights:

• Legal withdrawal period of 10 days after signing the sales agreement.

Points of vigilance:

• Ensure that all renovations have been carried out to standards and that no future work is planned in the immediate vicinity.

By comparing this apartment with other T3s in the region:

• Price per m²: Generally, T3s in the sector sell between €2,100 and €2,300 per m².
• Condition: Most apartments at this price require work, giving an advantage to this renovated apartment.
• Negotiation margin: Estimated at 5% to 10% depending on buyer interest and time on the market.

Conclusion:

• This apartment is competitive compared to other similar properties, with a good price-quality ratio, especially for a property ready to move in.