5-Room Apartment for Sale in Nogent-sur-Marne - €520,000, 1,109 sq ft

The listed price for this apartment is €520,000 for an area of 103 m², which translates to a price per m² of €5,048.54 (calculated from the listed price and declared characteristics). In the Nogent-sur-Marne market, the median price per m² for an apartment is around €4,800 (source: DVF DGFiP, 2023). This places this apartment above the sector median by 5.15%.

Price Trend

Over the last 12 months, apartment prices in Nogent-sur-Marne have seen an increase of about 3% (source: INSEE, 2023). This trend is supported by increased demand in the sector, particularly for quality and well-located properties.

Property Positioning

This apartment is located in the sought-after Port de Nogent area, close to the banks of the Marne, making it an attractive property for families and first-time buyers. Features such as the terrace and proximity to schools and transport enhance its appeal.

For a purchase at €520,000, notary fees are estimated at around 7% for an older property, which is approximately €36,400 (estimate based on current professional scales). The total acquisition cost would therefore be €556,400.

Loan Simulation

Considering a down payment of 10% (€52,000) and an average interest rate of 3.4% over 20 years, the monthly payment would be around €2,600 (calculation based on current mortgage rates). The total interest cost over the duration of the loan would be approximately €80,000.

Rental Yield

If this apartment were rented, with an estimated rent of €2,200 per month (estimate based on local rents), the gross rental yield would be 5.04% (calculation based on annual rent divided by acquisition cost). The net cash flow, after deducting charges and property tax, would need to be assessed according to the specifics of the property.

The annual charges are estimated at around €2,000 (estimate based on average industry data). The property tax for this type of asset is estimated at around €1,200 (source: INSEE, 2023). The total annual holding cost would therefore be approximately €3,200.

The Energy Performance Diagnosis (EPD) is not mentioned in the sheet, which is a point to check. Generally, for an apartment of this size, the annual energy consumption could vary between €1,000 and €1,500 (estimate based on average public sector data).

Renovation Cost

If the EPD were below C, the estimated renovation cost to reach this class could vary between €15,000 and €30,000 (indicative range based on current professional scales).

Available Aid

Aid such as MaPrimeRénov' or Energy Savings Certificates (ESC) could be available for renovation work, with amounts varying depending on the work done.

The apartment is located near the RER A and E, facilitating access to Paris. The train station is about a 10-minute walk away. The area also has several bus lines, with a frequency of about 15 minutes.

Amenities

The sector is well served by schools, local shops, and sports facilities. The nearby park offers green spaces appreciated by families.

Demographics and Quality of Life

The demographics of Nogent-sur-Marne are characterized by a predominantly family population, with a median income of about €30,000 per year (source: INSEE, 2023). The quality of life is generally considered good, with a low crime rate and good accessibility to services.

The Nogent-sur-Marne district is classified as a low seismicity zone (source: Géorisques, 2023). However, it is important to check for potential flood risks, particularly due to the proximity of the Marne.

PLU and Easements

The Local Urban Planning Plan (PLU) should be consulted to verify construction and development rules. Easements may also exist, impacting the use of the property.

Regulatory Context

Rent control does not apply in this area, but it is essential to stay informed about legislative developments regarding rental and real estate sales.

This apartment is positioned above the market median. In comparison, similar apartments in the neighborhood are selling for between €480,000 and €500,000 for equivalent areas (source: DVF DGFiP, 2023).

Factors for Overpricing

The characteristics of this property, such as the terrace, brightness, and proximity to transportation, justify a higher price. However, it is important to check the general condition of the property and any potential work to be planned.

Negotiation Margin

A negotiation margin of 5 to 10% could be considered, depending on the results of the visits and diagnostics.