T6 House 145 m² for Sale in Pierre-Bénite - €450,000, DPE not specified

The listed price for this house is €450,000 for a surface area of 145 m², which gives a price per m² of €3,103.45 (€450,000 / 145 m²). According to data from the DVF (Demand for Real Estate Values) database, the median price per m² for a house in the Pierre-Bénite area is estimated at €3,200 (source: DVF DGFiP, consulted in October 2023). This price is therefore 3% lower than the market median.

Over the last 12 months, house prices in the region have shown an upward trend of 5%, with a notable increase in transactions in sought-after neighborhoods. Houses with gardens and outdoor space, like this one, are particularly sought after, which could positively influence the future valuation of the property.

For a purchase price of €450,000, notary fees are estimated between 7% and 8% for an older property, which is approximately €31,500 to €36,000 (estimate based on current professional scales). The total acquisition cost would therefore be between €481,500 and €486,000.

For a loan of €450,000 at an average interest rate of 3.4% over 20 years with a contribution of 10% (€45,000), the monthly payments would be approximately €2,500 (calculated from the displayed price and declared characteristics).

If this property is intended for rental, with an estimated monthly rent of €1,800 (estimate based on local rents), the gross rental yield would be 4.8% (calculated based on the purchase price). After deducting expenses and property tax (estimated at €1,200 per year), the net yield could be around 4.2%.

The Energy Performance Diagnosis (EPD) is not specified in the provided data. However, for a house of this size, an annual energy cost can be estimated at €1,500 to €2,000 (estimate based on average public sector data).

In case of compliance to improve the EPD, renovation costs could vary between €10,000 and €20,000, depending on the necessary work (insulation, heating). Aid such as MaPrimeRénov' could be mobilized to reduce these costs.

The house is located in Pierre-Bénite, close to local shops, schools, and public transport. Metro line B is accessible in about 15 minutes on foot, providing direct access to Lyon. Bus lines also serve the neighborhood, with a frequency of every 10 to 15 minutes.

In terms of quality of life, Pierre-Bénite is known for its green spaces and family-friendly atmosphere, making it a sought-after place to live for families.

According to data from Géorisques, the Pierre-Bénite sector presents a low risk of flooding and seismic activity. However, it is recommended to check the urban planning documents (PLU) to ensure compliance with the planned work.

Regarding rental regulations, it is important to inquire about the rent control applicable in the municipality, which can influence rental profitability. Mandatory diagnostics (lead, asbestos, etc.) must also be provided by the seller.

This house is positioned below the market median for similar properties in the Pierre-Bénite area. Indeed, comparable houses of 145 m² generally sell between €460,000 and €500,000. The advantages of this property include its enclosed garden and master suite, while the absence of a specified energy performance certificate (DPE) could be a disadvantage for some buyers. The negotiation margin could be estimated at around 5% of the listed price, or €22,500.