T7 House 129 m² for Sale in Saint-Genis-Laval - €540,000

The listed price for this house is €540,000, which corresponds to a price per m² of €4,188.37 (calculated from the listed price and the area of 129 m²). In comparison, the median price per m² for houses in the Saint-Genis-Laval area is around €3,800 (source: DVF DGFiP, consulted in October 2023). This indicates that the property is above the market median, which may be justified by its features such as the number of bedrooms and the presence of a garden. Over the last 36 months, prices in this region have shown an upward trend of about 5% per year, which could indicate a dynamic market.

This house is positioned as a property to renovate, which may attract buyers looking to customize their space. Features such as the 60 m² outbuilding and the garden add value, especially for families. However, the need for renovation can also be a deterrent for some buyers, particularly those who prefer move-in ready properties.

For the purchase of this house, notary fees are estimated between €36,000 and €43,200 (estimate based on current professional scales of 7-8% for older properties). Adding the purchase price, the total acquisition cost would therefore be between €576,000 and €583,200.

For a loan at an average current rate of 3.4% over 20 years with a down payment of 10% (€54,000), the monthly payments would be around €2,800 (calculation based on current interest rates and loan duration).

If this property is intended for rental investment, with an estimated rent of €1,800 per month (estimate based on local rents), the gross rental yield would be 4% (calculated from the annual rent divided by the purchase price). After deducting expenses and property tax, the net yield could be around 3.5%.

The annual holding cost, including the property tax estimated at €1,200 (estimate based on industry averages), condominium fees (if applicable), and maintenance, could amount to approximately €2,500 per year.

The house is classified as E with an energy performance certificate (DPE) of 241 kWh/m²/year, indicating high energy consumption. Annual energy costs are estimated between €3,400 and €4,660 (calculated from the provided values). According to the Climate & Resilience law, homes classified as E will need to meet energy performance standards by 2028, which could lead to renovation work to improve the energy class.

To improve the DPE class, energy renovation work would be necessary, with an estimated cost between €15,000 and €30,000 (estimate based on current professional scales). Aid such as MaPrimeRénov' could be mobilized, offering grants of up to €7,000 depending on the work carried out.

The house is located near the city center of Saint-Genis-Laval, providing easy access to public transport, including nearby bus lines and the tramway. Local shops, schools, and health services are within walking distance, contributing to a desirable quality of life. The neighborhood is also characterized by green spaces, promoting a pleasant living environment for families.

Saint-Genis-Laval has a population of about 18,000 inhabitants, with a median household income of around €2,500 per month (source: INSEE, 2021). The neighborhood is known for its tranquility and safety, although the proximity to the city center may lead to a certain level of noise. Ongoing urban projects aim to improve infrastructure and services, which could have a positive impact on real estate valuation in the medium term.

The house is located in a low flood risk area, according to Géorisques data. However, it is recommended to check the technical diagnostics for any potential issues related to humidity or structure, especially in a property to be renovated.

Mandatory diagnostics must be provided by the seller, including the energy performance certificate (DPE), the condition of electrical and gas installations, as well as the lead exposure risk assessment. It is essential to ensure that all documents are up to date and comply with current regulations.

Compared to other T7 houses in the area, this property is above the median price, which is around €3,800 per m². Advantages include a garden, an outbuilding, and generous indoor space. On the other hand, the need for renovation may be a drawback for some buyers. The negotiation margin could be estimated at 5-10% due to the condition of the property and the current market.