4-room apartment 76.71 m² in Asnières-sur-Seine - €377,000, Energy performance certificate not specified

The price of the apartment is €377,000 for an area of 76.71 m², which gives a price per m² of €4,913/m² (calculated from the displayed price and declared characteristics). Based on data from the DVF (Database of Real Estate Values), the median price of apartments in Asnières-sur-Seine is around €4,500/m² (source: DVF DGFiP, consulted in October 2023). This indicates that the price of this apartment is 9.2% higher than the market median.

In terms of trend, apartment prices in Asnières-sur-Seine have increased by about 5% over the last 12 months, according to data from INSEE. This trend is supported by a steady demand for housing in this area, due to its proximity to Paris and transport infrastructure.

Property positioning: This apartment is therefore above the market median, which could be justified by its features (loggias, parking, proximity to schools and shops).

For a purchase of €377,000, the notary fees are estimated at around 8%, or €30,160 (estimate based on current professional scales for an old property). The total acquisition cost would therefore be €407,160.

For a mortgage over 20 years at the current average rate of 3.4%, with a down payment of 10% (€37,700), the amount borrowed would be €339,300. The monthly payments would be around €1,800 (calculation based on the interest rate and loan duration).

Gross and Net Rental Yield: If this apartment is rented at an estimated price of €1,600/month (estimate based on local rents), the gross rental yield would be 5.1% (calculated based on the annual rent divided by the purchase price). After deducting estimated charges of 20% of the rent, the net yield would be around 4.1%.

Annual holding costs include :

• Property Tax: Estimate based on industry averages, approximately €1,200 per year.
• Condominium Fees: Estimate of €1,500 per year.
• Home Insurance: Approximately €300 per year.
• Maintenance: Estimate of €500 per year.

The total annual holding cost would therefore be approximately €3,500.

The Energy Performance Diagnosis (DPE) is not specified in the source sheet. However, for an apartment of this size and era, an average DPE class could be estimated between C and D (estimate based on average public sector data).

Estimated annual energy cost: Considering a DPE class C, the annual energy cost could be around €1,200 (calculation based on average energy consumption for an apartment of this size).

Rental bans: According to the Climate & Resilience law, properties classified as F or G can no longer be rented since 2023. If the DPE was at these levels, it could pose a risk for future rental.

For renovation work aimed at improving the DPE class, several aids are available:

• MaPrimeRénov': Amounts ranging from €1,500 to €20,000 depending on the work.
• Energy Savings Certificates (CEE): Variable amounts depending on the work carried out.
• Eco-PTZ: Zero-interest loan to finance energy renovation work.

These aids can significantly reduce the cost of the work necessary to improve the energy performance of the property.

The apartment is located 400 meters from the Les Agnettes metro station (line 13), providing direct access to Paris.

Nearby Amenities:

• 4 supermarkets within 600 meters.
• 2 nursery schools, 2 primary schools, 2 middle schools, and 1 high school within 500 meters.

Quality of Life: The neighborhood is considered quiet and residential, with green spaces nearby and sports facilities. The demographics are predominantly made up of families and young professionals, contributing to a friendly atmosphere.

According to data from Géorisques, the area of Asnières-sur-Seine presents a low risk of flooding and seismicity.

Regulation:

• The Local Urban Plan (PLU) must be consulted to verify construction and extension rules.
• Mandatory diagnostics (lead, asbestos, etc.) must be provided by the seller.

Critical Questions to Ask the Seller:

1. What is the current energy performance diagnosis (DPE) of the apartment?
2. Are there any recent or upcoming works in the co-ownership?
3. What are the exact co-ownership charges?
4. Are there any ongoing disputes in the co-ownership?
5. What is the legal status of the apartment?

This apartment is positioned above the market median in Asnières-sur-Seine, which is €4,500/m².

Factors for Overpricing:

• Additional loggias.
• Underground parking.
• Immediate proximity to schools and shops.

Estimated Negotiation Margin: Considering the current market trend, a negotiation margin of 3-5% could be considered, especially if renovations are to be expected.