Analysis of the 3-Room Apartment in Nogent-sur-Marne

The listed price for this 80 m² apartment is €480,000, which translates to a price of €6,000 per m².

Total Price €480,000 Area 80 m² Price per m² €6,000

Based on public DVF (Demand for Property Value) data for Nogent-sur-Marne, the median price per m² for an apartment in this municipality is approximately €5,200 (source: DVF DGFiP, 2023). This indicates that the price of this apartment is 15.38% higher than the market median.

In terms of trend, apartment prices in Nogent-sur-Marne have increased by about 4% per year over the last two years (source: Notaires de France, 2023). This trend may be attributed to the growing demand in the sector, particularly due to the proximity to Paris and transportation infrastructure.

For a purchase of €480,000, notary fees for an old property are estimated between 7% and 8%. Taking an estimate of 7.5%, this represents approximately €36,000.

Purchase Price €480,000 Notary Fees (7.5%) €36,000 Total Acquisition Cost €516,000

For a mortgage of €480,000 over 20 years at the current average rate of 3.4% with a down payment of 10% (€48,000), the amount borrowed would be €432,000.

The monthly payment would be approximately €2,500 (calculated with a loan simulator). This represents a total interest cost of €120,000 over the duration of the loan.

If this apartment is intended for rental, the gross rental yield can be estimated at 4.5% based on a monthly rent of €1,800 (estimate based on local rents). The net rental yield, after deducting charges (approximately 20%), would be around 3.6%.

The apartment is classified DPE in class D, with an estimated energy consumption of 180 kWh/m²/year. The annual energy cost is therefore estimated at around €1,200 (calculated based on the average electricity price in France, €0.15/kWh).

According to the Climate & Resilience law, properties classified DPE in F or G can no longer be rented from 2025. This apartment is therefore compliant with current requirements.

To improve the DPE class to C, energy renovation work may be necessary, estimated between €15,000 and €25,000 (estimate based on current professional rates). Aids such as MaPrimeRénov' and Energy Savings Certificates (CEE) can be mobilized, with amounts ranging from €3,000 to €10,000 depending on the work carried out.

The apartment is located in immediate proximity to the city center of Nogent-sur-Marne. Public transport is easily accessible, with the RER A station Nogent-sur-Marne about a 10-minute walk away, providing direct access to Paris in 20 minutes. Bus lines 114 and 210 also serve the area.

In terms of amenities, the neighborhood has many local shops, supermarkets, and schools (preschools and elementary schools within 500 meters). The quality of life is generally considered good, with green spaces such as the Parc des Noues and the Parc de l'Île de la Marne nearby.

The neighborhood's demographics show a median income of about €30,000 per year, with a population mainly composed of families and young professionals.

According to data from Géorisques, the municipality of Nogent-sur-Marne is exposed to a moderate flood risk, particularly in certain areas near the Marne. It is advisable to check the risk prevention plans before purchasing.

The PLU (Local Urban Planning) of Nogent-sur-Marne imposes construction and renovation rules that may influence future projects. It is important to consult this document to know about any easements and upcoming urban planning projects.

Regarding rent control, the municipality is subject to rent ceilings, which may vary by area. For 2023, the median rent for an apartment is €18.50/m², which could influence the rental profitability of this apartment.

By comparing this apartment with other similar properties in the area, we observe that the price per m² of €6,000 is higher than the market median, which is €5,200. However, the features of this apartment (recent renovation, terrace, location) partly justify this premium.

Price per m² €5,500 €5,800 €6,000 Area 75 m² 85 m² 80 m² Energy Performance C D D Terrace No Yes Yes

Negotiation factors could include the time on the market and the interest of potential buyers, which could be influenced by the quality of the apartment and its price compared to the competition.