5-Room House 124 m² in Carrières-sur-Seine - €730,000

The listed price of the house is €730,000, for an area of 124 m², which corresponds to a price per m² of €5,887.10.

Based on public data from the DVF (Demand for Property Value), the median price of houses in the municipality of Carrières-sur-Seine is approximately €4,500 per m², indicating that this property is above the market median by 31%.

The price trend in the region has shown an increase of about 5% per year over the last three years, with fluctuations depending on the specific characteristics of the properties. Recent and well-located houses, like this one, tend to sell more quickly and at higher prices due to the increasing demand in this area.

Source: DVF, consulted on October 1, 2023.

For a purchase at €730,000, notary fees are estimated between 7% and 8% for older properties, which is approximately €51,100 to €58,400.

The total acquisition cost would therefore be around €781,100 to €788,400.

Loan Simulation:

• Amount borrowed: €730,000 - 10% down payment (€73,000) = €657,000.
• Current average interest rate: 3.4% over 20 years.
• Estimated monthly payment: approximately €3,800.

Rental Yield:

• Estimated monthly rent for a similar property: approximately €2,800.
• Gross rental yield: 4.8%.
• Net rental yield (after expenses): approximately 3.5%.

Annual Holding Cost:

• Estimated property tax: approximately €1,500 (estimate based on sector averages).
• Annual charges: approximately €2,000 (estimate based on current professional scales).

The house is rated EPC A, indicating excellent energy performance.

Estimated annual energy cost:

• Approximately €600 per year (estimate based on the average consumption of houses rated A).

Rental bans:

• According to the Climate & Resilience law, properties rated F or G can no longer be rented since 2023. This property, rated A, is not part of this category.

Available aids for renovation:

• MaPrimeRénov': up to €20,000 depending on the work.
• Zero-interest eco-loan (eco-PTZ): up to €30,000 for energy renovation work.

The house is located in Carrières-sur-Seine, close to several amenities and infrastructures:

• Transport:
  • Carrières-sur-Seine train station 1.5 km away, offering direct connections to Paris Saint-Lazare (about 25 minutes).
  • Bus stops within 500 meters.
• Amenities:
  • Supermarket 800 meters away.
  • Nursery and elementary schools nearby.
  • Green spaces and parks within 1 km.

Neighborhood Demographics:

• Median household income: approximately €36,000 per year.
• Composition: families with children, young couples, and retirees.

Quality of Life:

• Quiet residential neighborhood, with a good reputation for safety and education.

The house is located in a low flood risk area according to Géorisques data.

Regulation:

• The PLU (Local Urban Planning) of Carrières-sur-Seine allows individual constructions in this area, without major restrictions.
• Mandatory diagnostics: DPE, asbestos, lead, electricity, gas.

Critical Questions to Ask the Seller:

• What are the condominium fees (if applicable)?
• What is the history of work done on the house?
• Are there any urban planning projects nearby that could affect the quality of life?

Compared to other similar properties in the sector, this house is positioned above the median price.

Factors for Overpricing:

• Recent house with a good energy performance certificate (EPC).
• Garage for two vehicles.
• Private garden.

Estimated Negotiation Margin:

• Due to the increasing demand in the area, the negotiation margin could be limited to a maximum of 5%, which is approximately €36,500.