T4 Apartment 74.83 m² for sale in Valence - €160,000, DPE D

The listed price of the apartment is €160,000 for an area of 74.83 m², resulting in a price per m² of €2,139/m².

For comparison, the median price per m² for an apartment in Valence is around €2,400/m² according to data from the DVF (Land Value Database, DGFiP). This price is therefore 10.83% lower than the market median.

Over the last 12 months, apartment prices in Valence have seen a slight increase of 2%. This trend is supported by stable demand in the local real estate sector, although fluctuations may occur depending on economic developments and interest rates.

This T4 apartment is positioned as an affordable option for first-time buyers or families looking for housing in a quiet neighborhood. With its features, it may also attract investors seeking rental properties in the area.

For a purchase at €160,000, notary fees are estimated between 7% and 8% for an old property, or approximately €11,200 to €12,800.

The total acquisition cost would therefore be between €171,200 and €172,800.

Assuming a down payment of 10% (€16,000) and an interest rate of 3.4% over 20 years, the monthly payment would be around €730. The total cost of the loan would be approximately €175,000, including interest.

If this apartment is rented, with an estimated rent of €800 per month, the gross rental yield would be 6%. After deducting charges and taxes, the net yield could be around 4%.

With a DPE rated D, the annual energy cost is estimated between €1,180 and €1,650, depending on energy consumption and current rates.

The property tax for an apartment of this size in Valence is generally estimated between €800 and €1,200 per year, depending on the specific characteristics of the property.

The apartment has a DPE rating of class D, with a consumption of 165 kWh/m²/year and a GES of 35 kgCO2/m²/year.

This means that the property is average in terms of energy performance, but improvement work could be considered to reduce these values.

The annual energy cost is estimated between €1,180 and €1,650, depending on usage and applicable energy rates.

In accordance with the Climate & Resilience law, properties rated F or G can no longer be rented since 2023. This apartment, rated D, is not subject to these bans.

Aids such as MaPrimeRénov' can be mobilized for energy improvement work, with amounts varying depending on the work done. Owners can benefit from grants of up to €20,000 for energy renovations.

The apartment is located in the Grand Charran neighborhood in Valence, close to several bus lines and about 15 minutes on foot from the train station.

The bus lines serve the city center and commercial areas, facilitating travel.

The neighborhood offers easy access to various shops, schools, and health services. Public and private schools are accessible in less than 10 minutes on foot.

The population of the neighborhood is mainly composed of families and young couples. The median income is around €2,200 per month, which is slightly below the average for Valence.

The neighborhood is known for its tranquility and green spaces, providing a pleasant living environment. Noise disturbances are low, making it a sought-after place to live.

Urban development projects are planned in the coming years, aimed at improving infrastructure and services in the neighborhood, which could enhance property values.

The Grand Charran neighborhood is classified as a low-risk area for flooding and landslides. Data from Géorisques indicate a low seismic risk.

The Local Urban Plan (PLU) of Valence allows for low-rise constructions in this sector, thus preserving the residential character of the neighborhood.

Construction rules are strict to maintain quality of life.

The seller must provide mandatory diagnostics, including the DPE, state of risks and pollution, as well as asbestos if the building was constructed before 1997.

The buyer has the right to request information about the property's history, including any work done and potential disputes.

It is advisable to check the condominium fees and upcoming work projects.

By comparing this apartment with other similar properties in the area, the price of €2,139/m² is competitive compared to the median of €2,400/m².

Apartments of similar size and features generally sell between €150,000 and €180,000, placing this apartment in the lower range of the market.

Features such as the balcony, garage, and loggia add value to the property. However, the absence of an elevator and the location on the 3rd floor may be undervaluation factors for some buyers.

Given the listed price and the current market trend, a negotiation margin of around 5% to 10% could be considered, which could bring the final price between €144,000 and €152,000.