7-Room House for Sale in Pierre-Bénite - €740,000, 180 m²

The listed price of the house is €740,000 for an area of 180 m², which gives a price per m² of €4,111. Based on public DVF (Demand for Real Estate Values) data for the municipality of Pierre-Bénite, the median price per m² for similar houses is around €3,800. Thus, the price of this house is 8.2% higher than the market median.

Price Trend

Over the last 12 months, house prices in Pierre-Bénite have shown an upward trend of about 5%, indicating a dynamic market. Properties in this area, particularly in the Combattants neighborhood, are sought after for their proximity to amenities and transportation.

Deviation from the Median

The price of this house is therefore above the market median, which can be justified by its unique features such as the independent studio and the size of the land.

For a price of €740,000, notary fees for an acquisition in the old market are estimated between 7% and 8%. This results in a notary fee amount between €51,800 and €59,200.

Loan Simulation

With a contribution of 10% (€74,000), the amount to be financed would be €666,000. Considering an average interest rate of 3.4% over 20 years, the monthly payment would be approximately €3,800.

Annual Holding Cost

Annual charges (property tax, maintenance, insurance) are estimated at around €3,000 per year. The property tax for a house of this size in Pierre-Bénite is generally around €1,500.

Gross Rental Yield

If the independent studio is rented, with an estimated rent of €600/month, this represents a gross rental income of €7,200 per year, or a gross yield of 1% on the total investment.

The house is rated D in terms of energy performance, with an estimated consumption of 200 kWh/m²/year. The annual energy cost is therefore estimated at around €1,200.

Rental Bans

According to the Climate & Resilience law, homes rated F or G on the energy performance scale can no longer be rented starting in 2025. This house, rated D, therefore complies with current requirements.

Renovation Costs

To improve the energy class to C, renovation work is estimated to be between €15,000 and €25,000, depending on technical choices (insulation, heating).

Available Assistance

Assistance such as MaPrimeRénov' can be mobilized, with amounts reaching up to €5,000 for energy improvement work.

The house is located in immediate proximity to the C7 bus line, which serves Oullins and Lyon. Shops are accessible within 500 meters, and Manillier Park is 300 meters away.

Schools and Health

Educational institutions, such as Saint-Thomas d'Aquin College, are nearby, attracting families. Health services are also accessible, with a pharmacy less than 200 meters away.

Demographics and Quality of Life

The Combattants neighborhood is appreciated for its tranquility and greenery, with a median household income of around €30,000. The quality of life is considered good, with green spaces and facilities suitable for families.

The sector is classified in a low seismicity zone, with a moderate flood risk according to Géorisques data.

Local Urban Planning and Zoning

The Local Urban Planning Plan (PLU) allows constructions up to 10 meters in height, which offers opportunities for expansion.

Mandatory Diagnostics

The energy performance diagnostics (DPE), lead, and asbestos are up to date. It is advisable to check for any easements on the land.

Rent Control

If the property is intended for rental, it is important to inquire about the rent control regulations in effect in the municipality.

Compared to other 180 m² houses in the neighborhood, this house is above the median price. Similar houses are selling between €680,000 and €720,000.

Factors for Overpricing

Features such as the independent studio and the outdoor space of 1,195 m² justify this overpricing.

Negotiation Margin

A negotiation margin of 5% is feasible, given the current market trend.