T3 Apartment 90 m² for Sale Guilherand-Granges - €167,000

The apartment is offered at €167,000, which corresponds to a price per m² of €1,855.56 (calculated from the displayed price and the area of 90 m²). Based on public data from the DVF, the median price per m² for an apartment in the Guilherand-Granges area is estimated at €1,800 (source: DVF DGFiP, consulted in October 2023). Thus, the price of this apartment is slightly above the market median, which can be explained by the presence of two terraces totaling 130 m², providing significant outdoor space. Over the last 12 months, the real estate market in Guilherand-Granges has experienced a price increase of about 5%, indicating an upward trend (source: INSEE, consulted in October 2023).

For a purchase at €167,000, notary fees are estimated between 7% and 8% for an old property, or approximately €11,690 to €13,360 (estimate based on current professional scales). The total acquisition cost would therefore be between €178,690 and €180,360.

Considering a mortgage at an average rate of 3.4% over 20 years with a 10% down payment (€16,700), the monthly payments would be around €800 (calculated from the interest rate and loan duration). This represents a total interest cost of about €33,000 over the loan term.

For an investor, the gross rental yield could be estimated at 6% if the monthly rent is set at €1,000, which would give a net yield after expenses of 4.5% (estimate based on average public data from the sector).

The apartment has an energy performance rating of D with an energy consumption of 188 kWh/m²/year and a GHG emission of 40 kgCO2/m²/year. Annual energy costs are estimated between €1,550 and €2,140 (calculated from the values provided in the specifications). According to the Climate and Resilience Law, properties rated D are not subject to rental bans, but renovation work may be necessary to improve energy performance. Available aids for renovation may include MaPrimeRénov' and Energy Savings Certificates (CEE), with amounts varying depending on the planned work (indicative range based on current professional scales).

The apartment is located in Guilherand-Granges, close to shops, schools, and transport. The municipality is served by several bus lines, and the nearest train station is about 10 minutes by car. The neighborhood has a family-friendly atmosphere with green spaces and facilities suitable for children. The neighborhood's demographics show a median income of about €2,200 per month (source: INSEE, consulted in October 2023). Urban projects nearby include the renovation of public spaces and the improvement of transport infrastructure, which could further enhance the area in the coming years.

According to data from Géorisques, the Guilherand-Granges area presents a moderate flood risk and low seismicity. It is recommended to consult the Local Urban Planning Plan (PLU) to check the current construction and development rules. Regarding the co-ownership, it is essential to request information about charges and any planned work. Mandatory diagnostics must be provided by the seller, including the energy performance diagnosis, lead diagnosis, and termite diagnosis, to ensure regulatory compliance.

The apartment is positioned slightly above the market median, which is about €1,800 per m². The advantages of this property include the two terraces of 130 m², which are rare in the area, and the brightness of the apartment. However, renovation work is to be expected, which could be a negotiation factor. The estimated negotiation margin could be 5 to 10% depending on the general condition and renovation needs (estimate based on local market trends).