Analysis of the 2-room apartment in Nogent-sur-Marne

The listed price for this apartment is €210,000, which translates to a price per m² of €6,363.64 (calculated from the listed price and the area of 33 m²). According to data from the DVF (Database of Real Estate Values), the median price per m² for an apartment in Nogent-sur-Marne is approximately €5,500 (Source: DVF DGFiP, consulted in October 2023). This places this apartment above the market median by 15.7%. Over the last 12 months, apartment prices in the municipality have increased by about 5% (Source: Notaires de France, consulted in September 2023).

This apartment is located in the Plaisance district, an area known for its tranquility and proximity to the city center. Properties in this neighborhood are characterized by strong demand, especially from first-time buyers and investors. The combination of a price per square meter higher than the median can be justified by the quality of life and amenities nearby.

For a purchase price of €210,000, notary fees are estimated between €14,700 and €16,800 (estimate based on current professional rates of 7% to 8% for older properties). The total acquisition cost would therefore be between €224,700 and €226,800.

Considering a contribution of 10% (€21,000), the amount to be financed would be €189,000. With an average interest rate of 3.4% over 20 years, the monthly payment would be approximately €1,052 (calculation based on a mortgage loan simulator). The total cost of interest over the duration of the loan would be approximately €50,000.

If this apartment is rented out, with an estimated rent of €1,000 per month (estimate based on local rents), the gross rental yield would be 5.71% (calculated on the purchase price). After deducting expenses and property tax, the net yield could be around 4.5%.

The DPE class of this apartment is D, indicating an energy consumption between 151 and 230 kWh/m²/year. The annual energy cost is estimated at around €1,200 (calculation based on an average electricity rate of €0.15/kWh).

According to the Climate & Resilience law, homes rated F or G can no longer be rented starting in 2025. This apartment, rated D, will not be affected by these restrictions.

To improve the class D to C, energy renovation work is estimated between €10,000 and €20,000 (estimate based on current professional rates). Assistance such as MaPrimeRénov' can be mobilized to reduce this cost.

The apartment is located about a 10-minute walk from the RER A station Nogent-sur-Marne, providing direct access to Paris in 20 minutes. Several bus lines also serve the area, with a frequency of about 15 minutes.

The downtown area of Nogent-sur-Marne, accessible on foot, offers various shops, supermarkets, schools, and health services. The quality of life is enhanced by the presence of parks and green spaces.

The median household income in Nogent-sur-Marne is around €30,000 per year, with a population primarily made up of families and young professionals. The demographic composition supports a sustained demand for housing.

According to data from Géorisques, the Nogent-sur-Marne area presents a low risk of flooding and seismic activity. However, it is important to check local regulations regarding flood-prone areas.

The property must comply with mandatory diagnostics (asbestos, lead, energy performance) before sale. Buyers must also be informed of any easements and the current PLU (Local Urban Planning) regulations.

In Nogent-sur-Marne, rent control is in effect, with a rent ceiling set at €18.50/m² for leases signed in 2023 (Source: Prefecture of Val-de-Marne, consulted in October 2023).

By comparing this apartment with other similar properties in the Plaisance neighborhood, it is observed that the price per square meter is 15.7% higher than the market median. The advantages of this apartment include its brightness and direct access to the garden, while the disadvantages could be the renovations to be expected.

Based on recent transactions, a negotiation margin of 5% to 10% is reasonable, depending on the condition of the property and the urgency of the sale.