3-Room Apartment 70 m² in Villeneuve-la-Garenne - €279,000

The price of the apartment is €279,000 for an area of 70.05 m², which gives a price per m² of €3,975.15 (calculated from the displayed price and the declared characteristics). In the Villeneuve-la-Garenne market, the median price per m² for an apartment is around €3,500 (source: DVF DGFiP, consulted in 2023). This places this apartment above the market median by 13.5%.

Apartment Villeneuve-la-Garenne 3,975.15 Market median 3,500

The price gap indicates that the property may benefit from superior characteristics or a prime location.

Over the last 12 months, apartment prices in Villeneuve-la-Garenne have increased by about 5% (source: INSEE, consulted in 2023). This trend is in line with the general increase in real estate prices in Île-de-France, which saw a rise of 3.2% during the same period (source: Notaires de France, 2023).

This apartment is located in the residential neighborhood of Apollonia, which is known for its tranquility and amenities. Public transport nearby, including tram T1 and several bus lines, as well as the proximity to shops and schools, make it an attractive property for families and young professionals. However, the lack of mention of an energy performance certificate (DPE) could be a point of concern for buyers mindful of energy efficiency.

For a purchase price of €279,000, notary fees are estimated between 7% and 8% for an old property, which is approximately €19,530 to €22,320 (estimate based on current professional scales). The total acquisition cost would therefore be between €298,530 and €301,320.

Purchase Price 279,000 Notary Fees (7-8%) 19,530 - 22,320 Total Acquisition Cost 298,530 - 301,320

With a down payment of 10% (€27,900), the amount to be financed would be €251,100. At the current average rate of 3.4% over 20 years, the monthly payment would be approximately €1,392 (calculated based on current interest rates and loan characteristics). The total cost of the loan would be approximately €333,000 over 20 years, including interest.

The property tax in Villeneuve-la-Garenne is estimated at around €1,200 per year, based on sector averages (source: INSEE, 2023). This amount may vary depending on the specific characteristics of the property.

The Energy Performance Certificate is not mentioned in the apartment description. This poses a potential risk for buyers, as an unfavorable Energy Performance Certificate could influence the purchasing decision. According to the Climate and Resilience law, homes rated F or G can no longer be rented starting in 2025. It is therefore advisable to request an Energy Performance Certificate before finalizing the purchase.

Without an energy performance certificate, it is difficult to estimate the annual energy cost. On average, for an apartment of this size, the cost could range between €800 and €1,200 per year, depending on energy efficiency (estimate based on average public sector data).

In case of renovation needs to improve the Energy Performance Certificate (DPE), aids such as MaPrimeRénov' and the Energy Savings Certificates (CEE) can be mobilized. The amounts vary, but can range from €1,500 to €10,000 depending on the work carried out (indicative range based on current professional scales).

The apartment is well served by public transport. Bus lines 137, 177, and 261 are accessible at the foot of the building. The T1 tram provides direct access to metro line 13 via Asnières, and the RER D is accessible at St-Denis, while the RER C is accessible via Les Grésillons and Gennevilliers. The nearest train station is about a 15-minute walk.

The Apollonia neighborhood offers numerous amenities, including a daycare, a kindergarten, local shops, as well as a promenade along the Seine, a swimming pool, and the Chanteraines Park. These elements contribute to the quality of life in the neighborhood.

Villeneuve-la-Garenne has a population of approximately 25,000 inhabitants, with a median household income of around €24,000 per year (source: INSEE, 2023). The demographic composition is diverse, with a significant proportion of families and young professionals.

Villeneuve-la-Garenne is classified as an area of low seismicity, with a moderate flood risk. Géorisques data indicates that certain areas may be prone to flooding, particularly near the Seine. It is advisable to check the risk prevention plans before purchasing.

The PLU (Local Urban Planning) of Villeneuve-la-Garenne imposes certain constraints on constructions and renovations. It is important to consult the urban planning documents to check the possibilities of extension or modification of the property.

Before the sale, the seller must provide several mandatory diagnostics, including the Energy Performance Certificate (DPE), the state of natural and technological risks, and the lead exposure risk report if the property was built before 1949. It is crucial to ensure that these documents are available and compliant.

By comparing this apartment with other similar properties in the neighborhood, it is noted that the price per m² is higher than the market median. For example, other 3-room apartments in the area are selling between €3,200 and €3,800 per m². This indicates a potential premium of 5 to 15% compared to the median. Factors for the premium could include the size of the balcony, the West orientation, and the proximity to transport and amenities.

Given that the price is above the median, the negotiation margin may be limited. However, if the energy performance certificate (EPC) turns out to be unfavorable or if work is needed, this could justify a negotiation. A margin of 5 to 10% could be considered depending on the results of the diagnostics.