Sale of 4-room apartment in Drancy - Complete analysis

The listed price for this apartment is €230,000, which translates to a price per m² of €2,888/m² (calculated from the listed price and the area of 79.75 m²). In the Drancy market, the price per m² for similar apartments generally ranges between €2,500 and €3,200, placing this property in the upper range of the market. According to DVF (Demand for Property Value) data, the average price per m² in Drancy has increased by 5% over the last 12 months, indicating an upward trend.

For comparison, the market median for 4-room apartments in Drancy is estimated at €2,700/m². This property is therefore above the median, which can be justified by its features (balconies, brightness, low charges).

For a purchase at €230,000, notary fees are estimated between 7% and 8% for older properties, which is approximately €16,100 to €18,400 (estimate based on current professional scales). The total acquisition cost would therefore be between €246,100 and €248,400.

For a loan at an average rate of 3.4% over 20 years with a down payment of 10% (€23,000), the borrowed amount would be €207,000. The monthly payments would be around €1,200 (calculated based on current interest rates).

Regarding rental yield, if this apartment is rented for €1,200 per month, the gross yield would be 6.26% (calculated based on the annual rent divided by the total acquisition cost).

Monthly charges amount to €213, or €2,556 per year. The property tax is estimated at around €1,200 (estimate based on industry averages). The total annual holding cost would therefore be approximately €3,756.

The property is classified D according to the Energy Performance Diagnosis (DPE). This means an energy consumption between 151 and 230 kWh/m²/year. The annual energy cost is estimated at around €1,200 (estimate based on average consumption for an apartment of this size and class).

According to the Climate & Resilience law, apartments classified D are not subject to rental bans, but renovation work may be necessary to improve the energy class. The renovation cost to move to a class C is estimated between €10,000 and €20,000 (indicative range based on current professional scales). Assistance such as MaPrimeRénov' can be mobilized to finance this work.

The apartment is located near several amenities, including local shops and public transport. The RER B station at Le Bourget is accessible in 12 minutes, and the future metro lines 16 and 17 are planned for the area, which should improve accessibility to Paris.

In terms of demographics, Drancy has a population of about 70,000 residents, with a median income of around €1,800 per month. The Paris Campagne neighborhood is known for its tranquility and green spaces, contributing to a quality of life appreciated by families.

According to data from Géorisques, the Drancy area presents a low risk of flooding and seismic activity. However, it is important to check for any easements and the Local Urban Planning Plan (PLU) to ensure that the property complies with current regulations.

Regarding rent control, Drancy is not part of the tense zones, which means there is no rent cap for new leases. Mandatory diagnostics must be provided during the sale, including the Energy Performance Certificate (DPE), the state of risks and pollution, and the lead exposure risk assessment.

By comparing this apartment with other similar properties in the neighborhood, it positions itself in the upper range of the market. 4-room apartments in the area sell for between €210,000 and €250,000, with an average around €240,000.

The advantages of this property include its brightness, two balconies, and low charges. On the other hand, disadvantages can be noted, such as the absence of an elevator in the condominium. The negotiation margin is estimated at around 5% due to the increasing demand in the area.