10 Bedroom House for Sale in Irigny - €1,080,000, 355 m²

The listed price of the house is €1,080,000, for an area of 355 m², which gives a price per m² of €3,042.25 (calculated from the listed price and declared characteristics). In the Irigny real estate market, the median price per m² for similar houses is estimated at around €3,000 (source: DVF DGFiP, consulted on 10/10/2023). This positions this property slightly above the market median, which can be justified by its unique features such as the park of 2,820 m² and the renovated pool.

Over the last 36 months, house prices in Irigny have shown an upward trend of 5% per year, indicating a dynamic market. Properties with similar characteristics generally sell between €2,800 and €3,200 per m², placing this house in a competitive range, but with negotiation potential depending on buyer interest.

For a purchase price of €1,080,000, notary fees are estimated between 7% and 8% for an older property, which is approximately €75,600 to €86,400 (estimate based on current professional scales).

The total acquisition cost would therefore be between €1,155,600 and €1,166,400.

Regarding financing, with a contribution of 10% (€108,000), the amount to be borrowed would be €972,000. At the current average rate of 3.4% over 20 years, the estimated monthly payment would be around €5,600 (calculation based on current interest rates).

The gross rental yield, if the property is rented, could be estimated at 4% on an annual rent of €43,200, resulting in a net yield after charges of approximately 3.5%.

The Energy Performance Diagnosis (DPE) of the house is classified as D, which indicates an estimated annual energy consumption of about 200 kWh/m² (source: DPE database, consulted on 10/10/2023). The annual energy cost could therefore be estimated at around €1,500 (calculation based on average public sector data).

In accordance with the Climate and Resilience Law, homes classified as D will no longer be allowed to be rented from 2028. Renovation work to reach class C could cost between €15,000 and €30,000 (estimate based on current professional scales). Aid such as MaPrimeRénov' and Energy Savings Certificates (CEE) could be mobilized to reduce these costs.

The house is located in Irigny, just a 5-minute walk from TCL lines 15 and 18, which provide direct access to the metro and Bellecour Square in Lyon.

The neighborhood is residential and quiet, with local shops, schools, and green spaces. The demographics of Irigny show a median income of about €28,000 per year, with a predominantly family-oriented population.

The quality of life is generally considered good, with a low noise level and acceptable air quality. Urban projects are underway to improve transportation infrastructure and public services in the area.

Irigny is located in a low flood risk area, according to Géorisques data. However, it is important to check for any easements on the land, particularly regarding green spaces and constructions.

The Local Urban Planning Plan (PLU) of the municipality imposes certain constraints on extensions and renovations, which should be consulted before any project.

Regarding rental regulations, as the house is classified D, it must be renovated before 2028 to remain compliant with rental requirements. Mandatory diagnostics must also be provided during the sale.

Compared to other 10-bedroom houses in the Irigny area, this property is positioned above the market median, which is around €3,000 per m². Similar houses sell between €2,800 and €3,200 per m², placing this house at a competitive price, but with features that justify the higher price.

Advantages include the size, the park, and the pool, while disadvantages may be related to the renovation costs needed to improve the energy performance certificate.