3-Room Apartment 61.54 m² in Villeneuve-la-Garenne - €240,000

The price of the apartment is €240,000 for an area of 61.54 m², which equates to a price per m² of €3,901.59 (calculated from the displayed price and declared characteristics). In the Villeneuve-la-Garenne market, the average price per m² for an old apartment is estimated at around €3,600 (source: DVF DGFiP, consulted in 2023). This places this property above the market median by 8.4%.

Over the last 12 months, apartment prices in this municipality have increased by about 5% (source: INSEE, data 2023). This trend could be attributed to increased demand in the region, particularly due to improvements in transport infrastructure and proximity to Paris.

In terms of positioning, this apartment is located in a central area, which is an asset for potential buyers, especially first-time buyers and investors.

For a purchase at €240,000, notary fees are estimated between 7% and 8% for an old property, which is approximately €16,800 to €19,200 (indicative range based on current professional scales).

The total acquisition cost would therefore be €256,800 to €259,200.

For a mortgage at an average rate of 3.4% over 20 years with a down payment of 10% (€24,000), the amount borrowed would be €216,000. The monthly payments would be around €1,200 (calculation based on current interest rates). The total cost of the loan over 20 years would be approximately €288,000.

In terms of rental investment, if this apartment is rented at €1,200 per month, the gross rental yield would be 6% (calculated on the purchase price), while the net yield, after deducting charges (estimated at 20% of rents), would be around 4.8%.

Annual holding costs include property tax, estimated at around €1,200 (estimate based on industry averages), condominium fees, which can vary but are generally around €1,000 per year, and home insurance, estimated at €300 per year. The total annual holding cost would therefore be around €2,500.

Data on the DPE (Energy Performance Diagnosis) not provided in the description. It is essential to ask the seller for the DPE class to assess the energy consumption of the property. Generally, apartments of this size in the region can have a DPE class ranging from C to E, depending on the equipment and insulation.

The estimated annual energy cost could vary between €800 and €1,200 (estimate based on average public sector data).

According to the Climate & Resilience law, apartments classified as F or G will no longer be able to be rented from 2025. It is therefore crucial to check the DPE class to avoid future renovation costs.

To improve energy performance, aids such as MaPrimeRénov' and the Energy Savings Certificates (CEE) can be mobilized. The amounts vary, but can go up to €20,000 for energy renovation work (indicative range based on current professional scales).

The apartment is located in close proximity to public transport, including Tram T1 and several bus lines. The nearest train station is about a 15-minute walk away, facilitating access to Paris.

In terms of amenities, the neighborhood offers easy access to various shops, markets, and schools, making it attractive for families and young professionals. The quality of life in this area is generally considered good, with green spaces nearby.

The population of Villeneuve-la-Garenne is approximately 25,000 inhabitants, with a median income of about €22,000 per year (source: INSEE, data 2023). The neighborhood is undergoing significant changes, with urban rehabilitation projects that could positively influence real estate prices in the coming years.

Villeneuve-la-Garenne is exposed to flood risks, particularly in certain areas near the Seine (source: Géorisques). It is recommended to consult risk maps before purchasing.

Regarding the PLU (Local Urban Planning), it is important to check the construction and development rules that may affect the future use of the apartment. Easements may also exist, limiting certain modifications or renovations.

1. What is the DPE class of the apartment?
2. What are the exact condominium fees?
3. Are there any planned works in the condominium?
4. What is the history of sale prices in the area?
5. Are there any flood risks or other natural hazards?