At first glance, the town of Saint-Michel-sur-Orge (Essonne) represents the ideal good plan for buyers looking for a property.
The fall in prices on apartments in the old reached, according to the site Best Agents, -1.8% in one year, and even -2.3% over three years.
The average price per square meter, 2457 euros, remains very competitive compared to neighboring cities.
Yet, according to the professionals we interviewed, this decline is misleading.
" I am very surprised.
Rather, I estimate that the prices have increased by 4 or 5%.
For a four-room apartment in the lower part of Saint-Michel, which overlooks l'Orge, it will cost 220,000 euros, and with exterior access, these are goods that go very quickly ”, explains Nicolas Andouillet, of the Jules-Ferry agency.
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A stone's throw from the RER C station, he even recently sold an apartment of 55 square meters with balcony for… 212,000 euros, or more than 3,800 euros per square meter!
"In a recent or renovated residence, or can exceed 3,000 euros per square meter," says his colleague Erwan Doutey, manager of the La Forêt agency.
So how do you explain this low average evaluated by Best Agents?
You have to look at the popular district of Bois des Roches, which concentrates 40% of the population of this town of 20,000 inhabitants.
At Bois des Roches, goods for less than 2,000 euros per square meter
Nicolas Andouillet recognizes a drop in prices in this sector, which, according to him, is explained by the dilapidated nature of certain buildings built in the 1960s. This may chill some investors.
“The co-owners want to undertake renovation projects.
For a four-room apartment, that represents 19,000 euros more on the budget, it necessarily crushes the selling prices of goods, ”he analyzes.
"In some aging residences in this district, we can have apartments for less than 2000 euros per square meter", abounds Erwan Doutey.
Place Berlioz, in the Bois des Roches district of Saint-Michel-sur-Orge Nolwenn COSSON
Even if the Bois des Roches pulls the average price down, the mayor (LR) Sophie Rigault thinks that the big price difference will be reduced little by little, thanks to the help of the communities to rehabilitate the buildings.
"The city and the agglomeration are associated to support the energy renovation and the renovation of the condominiums".
A big stake to prevent buildings from deteriorating, with owners who would no longer be able to finance their maintenance, as in Grigny 2. “There is also the eco-housing bonus of the department from which owners can benefit.
»A set of measures aimed at upgrading the neighborhood.
Attractive prices compared to neighboring cities
Overall, Saint-Michel-sur-Orge remains attractive for investors.
“70% of our customers come from neighboring towns, within a radius of 5 to 10 kilometers.
These are tenants who want to become owners, or buyers who are looking for larger housing, ”continues Erwan Doutey.
“The real estate market in the city has not suffered too much from the Covid.
We have a dynamic municipality, with investments in public space, such as the renovation of the town hall square ”, welcomes Mayor Sophie Rigault.
For Erwan Doutey, the real asset of Saint-Michel-sur-Orge, it is above all more competitive prices compared to neighboring towns.
An apartment in the old one will be around 20% cheaper there than in Sainte-Geneviève-des-Bois, Brétigny or Morsang-sur-Orge.
“The more you go up line C of the RER towards Paris, the more expensive it is.
Some people are therefore ready to spend a little less by favoring, for example, a purchase in a residence in Saint-Michel rather than in Sainte-Geneviève-des-Bois.
"
Regarding houses, which represent 32% of the housing stock, they are also very popular and sought after, which is confirmed by a recent transaction carried out by the Jules-Ferry agency.
“We sold a house of 94 square meters for 300,000 euros, remembers Nicolas Andouillet.
But the compromise fell through and, two weeks ago, she went to 315,000 euros!
"