10-Room House 254 m² in Garches - €1,980,000

The listed price for this house is €1,980,000, which corresponds to a price per m² of €7,805 (calculated from the listed price and the area of 254 m²). Based on average public data from the sector, the median price of houses in Garches is estimated at around €6,500 per m². Thus, the price of this house is 20% higher than the market median.

The price trend in Garches has shown an increase of about 5% per year over the past two years, with seasonal fluctuations. Houses with gardens and outdoor spaces are particularly sought after, which could justify the asking price for this property.

For the acquisition of this house, notary fees are estimated at around 8% of the purchase price, which is approximately €158,400 (calculation based on the displayed price). The total acquisition cost would therefore be €2,138,400.

Regarding financing, with a contribution of 10% (€198,000), the amount to be financed would be €1,782,000. Assuming an average interest rate of 3.4% over 20 years, the monthly payment would be around €10,000 (calculation based on an amortizable loan).

For a rental investment, the gross yield could be estimated at 4% if the monthly rent is set at €8,000, generating positive cash flow after deducting charges and taxes.

The house is classified as DPE D, which indicates an estimated annual energy consumption of about 200 kWh/m² (data not available at this date for precise figures). The annual energy cost could therefore be estimated at around €1,200 (calculation based on an average rate of €0.15 per kWh).

According to the Climate & Resilience law, properties classified as D will no longer be able to be rented from 2028, which could impact the rental value of this property in the future. Assistance such as MaPrimeRénov' could be mobilized for renovation work aimed at improving the energy class.

The house is located in Garches, near the Saint-Cloud golf course and renowned schools. Public transport includes the Garches-Marnes-la-Coquette train station, providing direct access to Paris in about 20 minutes. Bus lines also serve the area, facilitating travel to shopping centers and healthcare services.

The neighborhood's demographics are characterized by high median incomes, with a predominantly family population, contributing to the quality of life in the region. Green spaces and sports facilities enhance the appeal of this area.

Garches is classified as an area of low seismicity, but there is a risk of flooding in certain areas. Mandatory diagnostics must be carried out before the sale, including the energy performance diagnosis (DPE), lead diagnosis, and the state of natural risks.

The local urban plan (PLU) of Garches imposes strict construction rules, and it is important to check for any easements that may affect the property. Regarding rent control, there is no specific cap in this area, but it is advisable to stay informed of legislative developments.

Compared to other 10-room houses in the area, this property is positioned above the market median. Similar houses are selling between €1,600,000 and €1,900,000, indicating that the asking price is 5% above the median. The advantages of this house include its landscaped garden, full basement, and proximity to schools and transportation. However, the DPE rating of D could be a disadvantage for some energy-conscious buyers.