T2 Apartment 38.31 m² for Sale Paris 15 - €388,500

The listed price of the apartment is €388,500 for an area of 38.31 m², which gives a price per m² of €10,137.32 (calculated from the listed price and declared characteristics). In the Paris market, the average price per m² in the 15th arrondissement is around €10,000 (source: Notaires de France, 2023). The apartment is therefore slightly above the market median, which may be justified by its location, characteristics, and overall condition.

Over the last 12 months, the real estate market in the 15th arrondissement has seen a price increase of about 3.5% (source: INSEE, 2023). This trend indicates sustained demand, particularly for well-located and well-maintained properties. The apartment, with features such as an elevator and double glazing, is likely to attract first-time buyers and investors.

In summary, the positioning of this apartment is favorable, although it is slightly above the market median, which could offer limited negotiation room.

For a purchase price of €388,500, notary fees are estimated between 7% and 8% for older properties, or about €27,195 to €31,080 (estimate based on current professional scales). This brings the total acquisition cost to approximately €415,695 to €419,580.

For a 20-year loan at the current average rate of 3.4%, with a down payment of 10% (€38,850), the borrowed amount would be €349,650. Monthly payments would be around €2,000 (calculated with a loan simulator). This represents a significant monthly savings effort, to be considered for a first-time buyer.

In terms of rental investment, with an estimated monthly rent of €1,200 (estimate based on average rents in the area), the gross rental yield would be about 3.7% (calculated from the annual rent divided by the total acquisition cost). After deducting charges and property tax, the net yield could be around 3%.

The annual holding cost, including an estimated property tax of €1,200 (source: estimate based on sector averages), condominium fees, and insurance, could reach about €2,500 per year.

The apartment has an energy performance certificate rated D, with an energy consumption of 307 kWh/m²/year and greenhouse gas emissions of 32 kg CO₂/m²/year. The annual energy cost is estimated between €1,010 and €1,410 (estimate based on provided data).

According to the Climate & Resilience law, apartments rated D are not subject to rental bans, but renovation work may be necessary to improve energy performance. Available aids for renovation include MaPrimeRénov' and Energy Savings Certificates (CEE), with amounts ranging from €1,500 to €5,000 depending on the nature of the work (source: National Housing Agency, 2023).

To gain a class, thermal insulation work and replacement of heating systems could be considered, with an estimated cost between €10,000 and €20,000 (estimate based on current professional scales).

The apartment is located in the 15th arrondissement of Paris, a neighborhood known for its quality of life. It is well served by public transport, notably line 6 of the metro, with the Félix Faure station nearby (about 5 minutes on foot). This line allows quick access to the center of Paris and other arrondissements.

The neighborhood also offers a variety of shops, restaurants, and schools, making it a pleasant place to live for families and young professionals. The neighborhood's demographics are characterized by a mixed population, with a median income of about €30,000 per year (source: INSEE, 2023).

Green spaces, such as Georges-Brassens Park, are accessible nearby, contributing to the quality of life for residents. Additionally, several urban projects are underway, aimed at further improving the neighborhood's attractiveness, including the rehabilitation of infrastructure and the development of public spaces.

Purchasing a property in the 15th arrondissement carries certain risks and constraints. Among these, it is important to check the condition of the condominium, including any planned work and associated charges. Mandatory diagnostics must also be provided, including the energy performance certificate, lead exposure risk assessment, and the condition of electrical and gas installations.

The PLU (Local Urban Plan) should be consulted to ensure that the property complies with current construction and urban planning standards. Additionally, it is advisable to inquire about rent control, which may vary by area in Paris, although the 15th arrondissement is not yet subject to strict caps.

Finally, it is crucial to assess the potential rental vacancy, especially if the apartment is intended for rental investment. The rental market in the 15th arrondissement is competitive, but periods of vacancy may occur, particularly during times of high supply.