Analysis of the 2-Room Apartment in Drancy - Price, Market, and Environment

The listed price of the apartment is €185,000, for a surface area of 47 m², which gives a price per m² of €3,936.

Comparison with the local market

• Median price per m² in Drancy: Approximately €3,500 (source: DVF DGFiP, 2023).
• Difference from the median: The price per m² of this apartment is 12.5% higher than the market median.

Price trend

• Over the last 12 months, prices in Drancy have increased by approximately 5% (source: Notaires de France, 2023).
• Over 36 months, the increase is estimated at 15%.

Property positioning

• Located in a recent residence (2015), this property is favorably positioned in the market, potentially attracting first-time buyers and investors.

For a purchase at €185,000, here are the estimates of the associated fees:

• Notary Fees: Approximately 7% for an old property, or €12,950.
• Total Acquisition Cost: €197,950 (€185,000 + €12,950).

Loan Simulation

• Amount Borrowed: €185,000 with a down payment of 10% (€18,500).
• Current Average Interest Rate: 3.4% over 20 years.
• Estimated Monthly Payments: Approximately €1,063 per month.
• Total Credit Cost: Approximately €254,000 over 20 years (interest included).

Rental Yield

• Estimated Rent: Approximately €800 per month (estimate based on the local rental market).
• Gross Rental Yield: 5.2% (€800 x 12 / €185,000).
• Net Rental Yield: After deducting estimated charges of €100 per month, or 4.5%.

Annual holding costs are estimated as follows:

• Property Tax: Approximately €800 (estimate based on industry averages).
• Home Insurance: Approximately €300 per year.
• Maintenance: Approximately €200 per year.
• Total Annual Holding Cost: €1,300.

The Energy Performance Diagnosis (EPD) is not specified in the source sheet. However, if the apartment is rated D, this implies:

• Energy consumption: Approximately 150 kWh/m²/year.
• Estimated annual energy cost: Approximately €700 (based on an average energy cost of €0.10/kWh).

Rental Bans

• According to the Climate & Resilience law, properties rated F or G can no longer be rented starting in 2025.
• If the property is rated D, there is no immediate ban, but renovation work may be necessary to improve the energy class.

To improve energy performance, several aids are available:

• MaPrimeRénov': Aid of up to €20,000 depending on the work.
• Energy Savings Certificates (CEE): Variable amounts depending on the work done.
• Eco-PTZ: Zero-interest loan to finance energy renovation work.

The apartment is located near several amenities:

• Transport:
  • Drancy Train Station: About 1 km, served by the RER B.
  • Bus Lines: Several lines nearby, with a frequency of about 10 minutes.
• Amenities:
  • Nearby Amenities: Supermarkets, bakeries, and local market within 500 meters.
  • Schools: Several educational institutions nearby, with average academic results.

The demographics of the neighborhood are characterized by:

• Median Income: Approximately €22,000 per year (source: INSEE, 2021).
• Composition: Young population, with a significant proportion of couples and families.
• Quality of Life:
  • Green Spaces: Presence of parks and gardens nearby.
  • Noise Level: Moderate, with quiet areas near green spaces.

According to data from Géorisques, the neighborhood presents moderate risks of flooding and landslides.

• Flooding: Area classified as low to moderate risk.
• Seismicity: The region is classified as low seismicity zone.

Regulations and Constraints

• PLU: The Local Urban Planning Plan of Drancy imposes construction and renovation rules.
• Mandatory Diagnostics: The seller must provide an Energy Performance Certificate (DPE), a risk assessment, and a lead diagnosis if the property was built before 1949.

By comparing this apartment with other similar properties in Drancy:

• Average price for a 2-room apartment: Approximately €175,000 (source: DVF DGFiP, 2023).
• Positioning: This apartment is above the market median by 8.5%.
• Premium factors: Recent residence, parking space, and potential for development.

Negotiation Margins

• Estimated negotiation margin: Approximately 5% to 10% depending on the state of the market and the urgency of the sale.