T3 Apartment 102.6 m² for Sale in Valence - €229,000, DPE E

The listed price of the apartment is €229,000 for an area of 102.6 m², which gives a price per m² of €2,229 (calculated from the listed price and declared characteristics). In the Valence real estate market, the median price per m² for an apartment is around €2,300 (source: DVF DGFiP, 2023). The apartment is therefore slightly below the market median, which may represent an advantage for potential buyers.

Over the last 36 months, apartment prices in Valence have seen an increase of about 5% (source: INSEE, 2023). This trend suggests a dynamic real estate market, which could be favorable for long-term investments. The characteristics of the apartment, such as the terrace and brightness, may also position it favorably in the market.

For a purchase at €229,000, notary fees are estimated between 7% and 8% for older properties, or approximately €16,030 to €18,320 (indicative range based on current professional scales). The total acquisition cost would therefore be between €245,030 and €247,320.

Considering a loan over 20 years at the current average rate of 3.4% with a down payment of 10% (€22,900), the borrowed amount would be €206,100. The monthly payments would be approximately €1,145 (calculated from current interest rates and standard loan conditions).

For a rental investment, the gross rental yield would be around 5% if the rent is set at €950 per month, which would give a positive cash flow after deducting charges and the estimated property tax of €1,200 per year (estimate based on industry averages).

The apartment is classified in category E according to the DPE, indicating relatively high energy consumption. The estimated annual energy cost for an apartment of this size would be around €1,200 (estimate based on average public sector data).

With the Climate & Resilience law, properties classified F and G will no longer be able to be rented starting in 2025. Although this apartment is not affected, renovation work could be considered to improve its energy performance. Available aids for such renovations include MaPrimeRénov' and Energy Savings Certificates (CEE), with amounts ranging from €1,500 to €5,000 depending on the work done.

The apartment is located in Valence, 21 Avenue Felix Faure, close to public transport, including bus line 1 and the tram, which provide quick access to the city center. Local shops, such as supermarkets and bakeries, are within walking distance in a radius of 500 meters.

The neighborhood's demographics are characterized by an active population, with a median income of about €1,800 per month (source: INSEE, 2023). The quality of life is generally considered good, with green spaces nearby and a low noise level, making it a pleasant place to live for families.

The property is located in a low flood risk area, according to Géorisques data. However, it is important to check the Local Urban Planning Plan (PLU) to ensure that no restrictions apply to the property.

Regarding regulations, the apartment must comply with mandatory diagnostics, including the DPE, lead diagnosis, and termite diagnosis. The buyer's rights include a 10-day withdrawal period after signing the preliminary sales agreement, in accordance with the Consumer Code (Article L271-1).

Compared to other T3 apartments in the same area, this property is positioned slightly below the median prices. Similar apartments sell for an average between €240,000 and €250,000 (source: DVF DGFiP, 2023). The advantages of this apartment include its 17 m² terrace and bright living space, while the disadvantages may be its energy classification E, which could require renovation work in the medium term. The negotiation margin is estimated at around 5% depending on market conditions and buyer interest.