4-room apartment 78.79 m² in Villeneuve-la-Garenne - €299,000

The price of the apartment is €299,000 for an area of 78.79 m², which gives a price per m² of €3,795.38 (calculated from the displayed price and declared characteristics). In the Villeneuve-la-Garenne market, the average 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 8.5%.

Over the last 36 months, apartment prices in Villeneuve-la-Garenne have increased by about 5% (source: INSEE, consulted in 2023), indicating an upward trend. The Apollonia neighborhood is particularly sought after for its tranquility and proximity to the Seine, which may justify a premium compared to other areas of the city.

For a purchase at €299,000, notary fees are estimated between 7% and 8% for an older property, which is approximately €20,930 to €23,920 (estimate based on current professional scales). The total acquisition cost would therefore be €319,930 to €322,920.

For a mortgage over 20 years at the current average rate of 3.4%, with a down payment of 10% (or €29,900), the amount borrowed would be €269,100. The monthly payments would be approximately €1,570 (calculation based on a loan simulator).

In terms of rental yield, if this apartment is rented at €1,300 per month, the gross yield would be 5.2% (calculated on the purchase price). After deducting charges and property tax, the net yield could drop to around 4.5%.

The Energy Performance Certificate (EPC) for this apartment is not specified in the listing. However, if we consider an EPC class C, the annual energy consumption could be estimated at around €1,200 (estimate based on average public sector data).

According to the Climate & Resilience Law, apartments classified as D must meet certain energy performance standards by 2028, which could lead to renovation work to avoid a rental ban. Available aids for energy renovation include MaPrimeRénov', which can cover up to 90% of costs depending on income (source: ANAH, consulted in 2023).

The apartment is located near several bus lines (137, 177) and the T1 Tramway, which provides direct access to metro line 13 via Asnières. The RER D is accessible via St-Denis and the RER C via Les Grésillons, which will be served by the future Grand Paris station. This accessibility is a major asset for families and professionals.

The Apollonia neighborhood is also well served by local shops, daycare centers, and schools, making it a pleasant place to live for families. The riverside promenade offers a pleasant living environment, contributing to the quality of life for residents.

Villeneuve-la-Garenne is located in a potentially flood-prone area, according to Géorisques data. It is recommended to consult risk maps before purchasing. Furthermore, the PLU (Local Urban Planning) of the municipality may impose constraints on future works or the extension of the property.

Regarding regulations, the rent control law may apply if the apartment is rented, with ceilings to be respected according to the geographical area. Mandatory property diagnostics must also be provided during the sale.

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. Comparable 4-room apartments generally sell between €3,200 and €3,600 per m² (source: DVF DGFiP, consulted in 2023). This property is therefore positioned in a higher price range, justified by its location and features (balcony, Seine view).

The premium factors include the quality of the co-ownership, the elevator, and the proximity to public transport. A negotiation margin could be considered, estimated at 5% of the listed price, due to the current market trend.