T3 Apartment 67 m² for Sale in Nogent-sur-Marne - €469,000

The listed price for this apartment is €469,000, which translates to a price per m² of €6,985 (calculated from the listed price and the declared area of 67 m²). Based on the average public data for the sector, the median price per m² in Nogent-sur-Marne is approximately €5,500 (source: DVF DGFiP, consulted in October 2023). This means that the price of this apartment is 27% higher than the market median.

Over the last 12 months, apartment prices in Nogent-sur-Marne have increased by approximately 5% (source: Notaires de France, consulted in October 2023). This upward trend may be attributed to sustained demand in this municipality, particularly due to its proximity to Paris and transportation infrastructure.

In terms of positioning, this apartment is located in a private residential street, which can be a factor for valuation. However, its condition requiring renovation could also negatively influence its short-term valuation.

For a purchase at €469,000, notary fees are estimated between 7% and 8% in the old sector, which is approximately €32,830 to €37,520 (calculation based on current professional scales). The total acquisition cost would therefore be between €501,830 and €506,520.

Regarding financing, with a contribution of 10% (€46,900), the amount to be borrowed would be €422,100. At the current average rate of 3.4% over 20 years, the monthly payment would be approximately €2,360 (calculation based on a loan simulator). The total cost of the loan would be around €84,000 over the duration of the loan.

For a rental investment, the gross yield would be 6.0% (calculated based on an estimated rent of €2,800 per month, which is common for a T3 in this area). The net yield, after deducting charges and property tax, could be around 4.5%.

The apartment has an Energy Performance Certificate rated C, with an energy consumption of 310 kWh/m²/year and a greenhouse gas emission rated D with 69 kgCO₂/m²/year. The annual energy cost is estimated between €1,960 and €2,720 (calculation based on the provided values).

According to the Climate & Resilience law, homes rated F or G will no longer be able to be rented starting in 2025. This apartment, rated C, will not be affected by this ban.

To improve the energy class, renovation work may be necessary. The estimated cost of this work to achieve a class B could vary between €15,000 and €30,000, depending on the extent of the renovations (estimate based on current professional scales). Assistance such as MaPrimeRénov' could be available, with amounts ranging from €1,500 to €7,000 depending on the work done.

The apartment is located near the RER A station Nogent-sur-Marne, about a 10-minute walk, providing quick access to Paris. The area is also well-served by several bus lines. Local shops are accessible within 500 meters, including supermarkets, bakeries, and restaurants.

Regarding educational institutions, several nursery and elementary schools are nearby, as well as middle and high schools, which can be an asset for families. In terms of quality of life, the neighborhood is quiet, with green spaces nearby, such as Nogent Park and the Bois de Vincennes, promoting outdoor activities.

The property is located in an area where the risk of flooding is low, according to Géorisques data. However, it is important to check for any easements related to the private road where the apartment is situated.

In terms of regulations, it is essential to consider the PLU (Local Urban Planning Plan) of Nogent-sur-Marne, which may influence the possibilities for renovation or extension of the property. Additionally, mandatory property diagnostics must be provided by the seller, including the energy performance diagnosis (DPE), lead, asbestos, and the condition of electrical and gas installations.