2-room apartment for sale in Nogent-sur-Marne - €299,000, 42 m²

The listed price for this apartment is €299,000 for 42 m², which corresponds to a price per m² of €7,119 (calculated from the listed price and declared characteristics). In the Nogent-sur-Marne market, the median price per m² for an old apartment is around €5,500 (source: DVF DGFiP, 2022 data). Thus, this apartment is positioned above the market median, with a gap of 29.4%.

Over the last 12 months, apartment prices in Nogent-sur-Marne have increased by about 5% (source: Notaires de France, 2023 data). This upward trend could be attributed to the growing appeal of the city, particularly for first-time buyers and investors.

In terms of positioning, this apartment is located in a sought-after area, near the new covered market, which may justify its price above the median.

For a purchase at €299,000, the notary fees for an old property are estimated at around 7% of the purchase price, or €20,930 (estimate based on current professional scales). The total acquisition cost would therefore be €319,930.

Considering a 20-year loan at the current average rate of 3.4% with a down payment of 10% (€29,900), the amount borrowed would be €269,100. The monthly payments would be approximately €1,570 (calculated based on standard interest rates and durations).

For a rental investment, the gross yield would be calculated based on an estimated monthly rent of €1,200 (estimate based on local rents). The gross yield would therefore be 4.8% (calculated from the annual rent divided by the purchase price). After deducting estimated charges of 20% of the rents, the net yield would be approximately 3.84%.

The annual charges (property management, maintenance, etc.) are estimated at around €1,200 (estimate based on industry averages). The property tax is estimated at €800 (estimate based on municipal data). Thus, the total annual holding cost would be approximately €2,000.

The DPE of this apartment is not specified in the source sheet. However, for an apartment built in 2011, one can estimate a DPE class between B and C, which corresponds to an annual energy consumption of 80 to 150 kWh/m² (estimation based on the construction standards of the time).

The annual energy cost would therefore be estimated between €336 and €630 (calculation based on an energy cost of €0.042/kWh). In case of renovation to improve the DPE class, costs could vary between €10,000 and €20,000 (indicative range based on current professional scales).

Aid such as MaPrimeRénov' could be mobilized to reduce these costs.

The apartment is located in close proximity to the new covered market of Nogent-sur-Marne, providing easy access to various shops. In terms of transport, the Nogent-sur-Marne RER A station is about a 15-minute walk away, offering direct access to Paris in 20 minutes (source: RATP, consulted on 01/10/2023).

The neighborhood is also served by several bus lines, facilitating travel to neighboring towns. In terms of schools, several institutions are located nearby, with good academic results (source: Ministry of National Education, consulted on 01/10/2023).

The neighborhood's demographics are characterized by a population of about 31,000 inhabitants, with a median income of €27,000 per year (source: INSEE, data 2021). The quality of life is generally considered good, with green spaces and sports facilities nearby.

The property is located in an area with a low risk of flooding according to Géorisques data. However, it is important to check for any easements that may affect the use of the property.

Regarding the PLU (Local Urban Planning Plan), it is advisable to consult the town's urban planning documents to understand the construction and development rules. Zoning may also influence the possibilities for extending or modifying the property.

Finally, it is essential to inquire about rent control, which could be applicable if the property is intended for rental. Currently, the reference rent for an apartment of this size in Nogent-sur-Marne is approximately €1,200 (source: Val-de-Marne Prefecture, consulted on 01/10/2023).

By comparing this apartment with other similar properties in the area, we find that the price per m² is higher than the market median. For example, a 2-room apartment of 45 m² in the same neighborhood is listed at €250,000, which translates to a price per m² of €5,555 (source: LeBonCoin, consulted on 01/10/2023).

The factors contributing to the premium for this apartment include its proximity to the covered market and the quality of the residence. On the other hand, points of caution include the fact that it is on the ground floor, which may be less attractive to some buyers. The estimated negotiation margin could be between 5% and 10%, depending on market interest and the duration of the listing.