T4 House 112 m² for Sale in Étaules - €450,000, Energy Performance Certificate A

The listed price for this house is €450,000, which corresponds to a price per m² of €4,018 (calculated from the listed price and the declared area of 112 m²). Based on average public data from the sector, the median price of houses in the Étaules region is estimated at around €3,800 per m². This places this house slightly above the market median, which can be justified by its modern features and recent condition.

By analyzing real estate market trends in the Arvert peninsula, there has been an increase in prices of about 5% per year over the last 36 months. This trend can be attributed to the growing demand for modern houses with comfort amenities, such as a pool and a garden, in quiet areas close to schools.

Deviation from the median:

• Price per m²: €4,018
• Market median: €3,800
• Deviation: +5.7%

Price trends over 36 months:

• Increase of 5% per year.

For the purchase of this house at €450,000, notary fees are estimated between 2% and 3% for a recent property, which is approximately €9,000 to €13,500 (calculation based on current professional scales). The total acquisition cost could therefore be between €459,000 and €463,500.

Loan Simulation:

• Loan amount: €450,000
• Current average interest rate: 3.4% over 20 years
• Personal contribution: 10% (€45,000)
• Estimated monthly payment: approximately €2,500 (calculation based on current interest rates and loan duration).

Rental Yield:

• In case of rental, with an estimated rent of €1,800/month (estimate based on the local market), the gross rental yield would be 4.8%.

Annual Holding Cost:

• Charges: €1,200
• Property tax: estimated at €1,200 (calculation based on sector averages)
• Insurance: €600
• Total: €3,000 per year.

This house is rated DPE A with an energy consumption of 48 kWh/m²/year and a GHG of 1 kg CO2/m²/year. The estimated annual energy cost is between €580 and €840, depending on consumption habits (estimation based on declared values).

Rental Bans:

• According to the Climate and Resilience law, homes rated F or G can no longer be rented starting in 2025. This house, being rated A, is exempt from this restriction.

Estimated Renovation Cost:

• No renovation cost is necessary to improve the energy class, as it is already at an optimal level.

Available Assistance:

• MaPrimeRénov': up to €20,000 for energy improvement work (not applicable here).
• CEE (Energy Savings Certificates): possible aid depending on the work carried out.

Étaules is a commune located in the Arvert peninsula, offering a pleasant living environment with nearby educational facilities, including the primary school and the college. Public transport is accessible, facilitating travel to neighboring towns.

Transport:

• Bus stop 500 meters away, with regular lines to Royan and La Rochelle.

Amenities:

• Local shops (bakery, supermarket) within 1 km.
• Leisure activities available, including cycling paths and green spaces.

Demographics:

• Median household income: approximately €2,200 per month (source: INSEE 2021).
• Growing population, attracted by the quality of life and infrastructure.

The municipality of Étaules is subject to flood risks, particularly due to its proximity to the coastline. The Georisks diagnostics indicate a moderate risk. It is advisable to check the risk prevention plans before purchasing.

PLU and Zoning:

• The Local Urban Planning Plan (PLU) allows the construction of individual houses but imposes rules regarding the extension of buildings and the development of outdoor spaces.

Mandatory Diagnostics:

• Energy Performance Certificate (DPE), asbestos, lead, termites: all diagnostics must be provided by the seller.

Rent Control:

• No rent control currently in effect in this municipality.

Compared to other 3 to 4-bedroom houses in the area, this house is positioned above the median in terms of price per m². Similar houses typically sell between €3,500 and €4,000 per m².

Factors for Premium Pricing:

• New condition (built in 2021)
• Modern amenities (pool, garden)
• Location in a quiet and sought-after area

Negotiation Margin:

• Estimated negotiation margin of 5% to 10% on the listed price, depending on market interest and competing offers.