Purchase of a 2-room apartment in Paris 14 - Complete analysis

The price displayed for this apartment is €399,000, which corresponds to a price per m² of €6,386 (calculated from the displayed price and the floor area of 62.51 m²). In the market of the 14th arrondissement of Paris, the median price per m² is approximately €10,000 (source: DVF DGFiP, consulted in October 2023). This price is therefore 36% lower than the sector median, which could indicate an interesting buying opportunity in a high-demand market.

Over the last 36 months, prices in the 14th arrondissement have seen an increase of approximately 5% per year, with fluctuations depending on the neighborhoods. Duplex properties, like this one, are often sought after for their layout and brightness, which can positively influence their long-term valuation.

For a purchase at €399,000, the notary fees are estimated between 7% and 8% for an older property, which is approximately €27,930 to €31,920 (estimate based on current professional scales). The total acquisition cost would therefore be between €426,930 and €430,920.

Considering a mortgage of €389,100 (purchase price minus a 10% down payment of €39,900), at the current average rate of 3.4% over 20 years, the monthly payment would be around €2,200. This includes borrower insurance and other ancillary fees. The gross rental yield, if this apartment is rented at a price of €1,200 per month, would be 3.7% (calculated on the purchase price).

The Energy Performance Diagnosis (DPE) for this property is classified as D, indicating an estimated annual energy consumption of approximately 200 kWh/m². The annual energy cost could therefore be around €1,200, based on an average electricity rate of €0.15/kWh (estimate based on average public sector data).

According to the Climate & Resilience law, apartments classified as D are not subject to rental bans, but renovation work may be necessary to improve the energy class. Available aids for renovation include MaPrimeRénov' and Energy Savings Certificates (CEE), with amounts ranging from €1,500 to €10,000 depending on the work carried out.

The apartment is located just 5 minutes on foot from the Pernety metro station (line 13), providing quick access to the rest of Paris. The neighborhood also has several bus lines, making travel easier. Nearby shops include bakeries, supermarkets, and restaurants, all accessible within 10 minutes on foot.

Regarding education, several schools are present in the neighborhood, with generally satisfactory academic results. The area is also close to the Saint-Joseph hospital, which is an asset for residents. The demographics of the 14th arrondissement show a median income of about €25,000 per year (source: INSEE, consulted in 2023), indicating a relatively high purchasing power.

The neighborhood is classified as a low flood risk zone according to Géorisques data. However, it is important to check for any easements and the Local Urban Planning Plan (PLU) that could affect future projects. Mandatory diagnostics must be provided during the sale, including the Energy Performance Certificate (DPE), the state of risks and pollution (ERP), and the lead exposure risk report (CREP).

Regarding rent control, no ceiling is applied in this sector, allowing for some flexibility for landlords. The buyer's rights include a 10-day withdrawal period after signing a sales agreement, according to the Consumer Code.

Compared to other 2-room apartments in the 14th arrondissement, this property is positioned below the market median. Indeed, similar apartments generally sell between €450,000 and €550,000 (source: DVF DGFiP, consulted in October 2023). The advantages of this property include its optimized layout and tranquility, while the disadvantages could be the lack of an elevator and the Carrez size, which could limit some buyers. The negotiation margin is estimated at 5-10% depending on market interest and competing offers.