T4 Apartment 69 m² for Sale in Valence - €135,000, DPE C

The listed price for this apartment is €135,000, which corresponds to a price per m² of €1,956.52 (calculated from the listed price and the area of 69 m²). In the Valence real estate market, the median price per m² for similar apartments is around €1,800 (source: DVF DGFiP, data 2023). This places this apartment slightly above the market median, which can be justified by its features (balcony, parking, proximity to schools and public transport).

Over the last 12 months, apartment prices in Valence have seen an increase of about 5%, indicating an upward trend. Properties with similar features in the Grand Charran neighborhood generally sell between €1,700 and €2,100 per m², according to available data.

For a purchase at €135,000, notary fees are estimated between 7% and 8% for an older property, or approximately €9,450 to €10,800 (estimate based on current professional scales). The total acquisition cost would therefore be between €144,450 and €145,800.

Considering a mortgage over 20 years at the current average rate of 3.4% with a 10% down payment (€13,500), the amount borrowed would be €121,500. The monthly payments would be about €706 (calculation based on current interest rates). The total cost of credit over 20 years would be approximately €29,000.

If this apartment is intended for rental, with an estimated rent of €750 per month, the gross rental yield would be 6.67% (calculated on the purchase price), and the net yield, after deducting estimated charges of 15% of the rent, would be approximately 5.67%.

Annual charges (including property tax, insurance, and maintenance) are estimated at around €1,200 (estimate based on industry averages). The property tax for a similar property in the neighborhood is generally around €800 per year.

This apartment has a DPE rated C, with an energy consumption of 290 kWh/m²/year and a GES of 15 kgCO2/m²/year. The estimated annual energy cost is about €1,200 (calculated from consumption data and average energy rates). According to the Climate & Resilience law, properties rated F or G will no longer be able to be rented starting in 2025, which is not the case here.

To improve the DPE class to B, energy renovation work is estimated between €10,000 and €20,000 (estimate based on current professional scales). Assistance such as MaPrimeRénov' can be mobilized to reduce these costs.

The apartment is located in the Grand Charran neighborhood in Valence, which benefits from a good public transport network, with a bus line nearby and the train station about 15 minutes on foot. Shops and schools are accessible in less than 10 minutes on foot, making it a convenient neighborhood for families. The neighborhood's demographics indicate a median income of about €1,800 per month, which is slightly below the national average.

The quality of life is generally good, with green spaces nearby and a low noise level, although traffic can be dense during peak hours.

The Grand Charran neighborhood is classified as a low-risk area for flooding and landslides (source: Géorisques). The PLU allows for the construction of 4-story buildings, which is consistent with the current structure of the building. Mandatory diagnostics (asbestos, lead, termites) must be provided by the seller, and it is important to verify their validity. Regarding rent control, there is currently no capping in effect in this area.

This apartment is positioned slightly above the market median, which is around €1,800 per m². Comparable properties in the neighborhood sell between €1,700 and €2,100 per m². The features that justify this price include the balcony, parking, and proximity to schools and public transport. The negotiation margin could be estimated at around 5% depending on the general condition of the property and current market demand.