6-Room House 230 m² in Puget-Ville - €433,000, Energy Performance Certificate Not Provided

The listed price for this house is €433,000, which translates to a price per m² of €1,884.78 (calculated from the listed price and the area of 230 m²). Based on average public data for the sector, the price per m² in Var is around €3,000 on average for houses. This property is therefore below the market median, which may represent an opportunity for buyers.

Over the last 12 months, house prices in the Puget-Ville area have shown a slight downward trend, with a decrease of about 2% compared to the previous year, according to DVF (Demand for Land Value) data.

This house positions itself as an attractive property for families, with its 6 rooms and outdoor space. The independent studio of 36 m² may also attract investors looking to generate rental income. However, the lack of mention of an EPC (Energy Performance Certificate) could be a point of concern for buyers mindful of energy efficiency.

The total acquisition cost for this house includes the purchase price of €433,000 and notary fees estimated between 7% and 8% for an old property. This represents approximately €30,310 to €34,640 in notary fees, bringing the total acquisition cost to approximately €463,310 to €467,640.

For a mortgage loan at an average current rate of about 3.4% over 20 years with a down payment of 10% (€43,300), the amount borrowed would be €389,700. The monthly payments would be around €2,300 (calculation based on a loan simulator).

If the independent studio of 36 m² is rented, assuming a monthly rent of €600, this would represent a gross rental yield of €12,000 per year, or a gross yield of 2.77% relative to the total purchase price of €433,000. After deducting charges and property tax, the net yield could be around 2.5%.

Annual holding costs include property tax, estimated at around €1,200 (estimate based on industry averages), condominium fees (if applicable), and home insurance, which could amount to around €600 per year. The total holding cost would therefore be approximately €1,800 per year.

The DPE is not provided for this house, which is a point of concern for buyers. In the absence of a DPE, it is difficult to assess energy consumption and associated costs.

Generally, older houses can have a DPE class ranging from D to G, depending on their insulation and heating system. Annual energy costs can vary significantly, but an estimate for a house of this size could be between €1,500 and €2,500 per year, depending on the actual energy characteristics.

If renovation work is necessary to improve energy performance, several aids can be mobilized, such as MaPrimeRénov' and the Energy Savings Certificates (CEE). The amounts of aid can vary, but it is possible to obtain between €2,000 and €10,000 depending on the scope of the work and the owner's resources.

Puget-Ville is well served by public transport, with regular bus lines to nearby towns such as Brignoles and Toulon. The nearest train station is about a 15-minute drive away.

The neighborhood also offers amenities such as local shops, primary and secondary schools, as well as green spaces, contributing to a pleasant quality of life.

The population of Puget-Ville is about 4,000 inhabitants, with a median household income of around €24,000 per year, which is slightly below the national average. The living environment is calm and rural, with easy access to urban infrastructure in neighboring towns. Ongoing urban projects aim to improve infrastructure and services in the region.

Puget-Ville is located in a low flood risk area, according to Géorisques data. However, it is advisable to check local specifics regarding seismic risks, although the region is not particularly exposed.

Buyers should also inquire about the Local Urban Planning Plan (PLU) to understand the construction and development rules in force in the municipality.

The seller is required to provide several mandatory diagnostics, including the energy performance diagnosis (DPE), the lead diagnosis (if the property was built before 1949), and the termite diagnosis. The absence of these documents could delay the sale and pose legal issues.

By comparing this house with other similar properties in the area, it is noted that the price per m² is lower than the market median, which is around €3,000 in Var. Houses of similar size (230 m²) generally sell between €600,000 and €700,000 in similar neighborhoods.

The advantages of this house include its independent studio, spacious garage, and outdoor space, while the lack of an energy performance certificate and the potential need for renovations may be drawbacks.

Given that the price is below the market median, there could be room for negotiation. Buyers might consider making a slightly lower offer, taking into account any necessary work and the lack of an Energy Performance Certificate (EPC). A negotiation margin of 5 to 10% could be reasonable, depending on market interest.