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Property valuation

Your FNAIM real estate agency in Veules Les Roses

Michel LECAT

Real Estate Expert
In Seine-Saint-Denis & Normandy

Ne can carry out an appraisal of the market value of your property for you. This valuation is carried out when you need to assert the value of your property in the event of a divorce, donation, inheritance, division, etc., or when you feel that the estimates proposed to you are unreliable.

This appraisal is based on several valuation methods, and the result may differ from a simple estimate. Above all, it is much more detailed and detailed than the opinion of value given by the estate agent.

Expert reports can be used in legal proceedings - they are sometimes requested by the judge. They are carried out by Michel Lecat, an expert in real estate with a diploma from the Centre National de l'Expertise (National Centre for Expertise), who has civil liability insurance appropriate for this activity.

Real Estate Expert
Graduate of the Centre National de l'Expertise


Comparative analysis

The value of the property is determined on the basis of the sale value of comparable properties in the area or, in the case of condominiums, in the same building or equivalent buildings. The valuer collects these values from the authorities, the land registry and/or notaries, eliminates any values that seem out of line, and determines an average price per m2, which he applies to the property to be valued.

This method is fairly effective, but needs to be approached with caution when the market is fluctuating sharply upwards or downwards, or when the property in question is atypical.

The quality of the references is also a determining factor in the result.

The hedonistic method

This method provides a fairly accurate approach to market value. Based on an average price recorded in the municipality, it consists of applying capital gains or losses according to a multitude of criteria. These include the quality of the property, utilities, heating system, floor, exposure and surroundings.

The weighting of each criterion is an important element in this appraisal, and this weighting varies from region to region.

The capitalisation method

This involves calculating the profitability of a property compared with the average profitability in the sector. The property valuer is familiar with this average profitability, which is published. He then estimates the rental value of the property, and determines what the selling price of the property should be to bring it into line with this profitability.

This method is, of course, particularly suitable for investment properties. However, it can be risky to use it on its own, as the profitability of a property can also be determined by its potential to increase in value.


As its name suggests, this method calculates the market value of a property based on the price of the land and the cost of rebuilding anything built on it. Of course, an obsolescence coefficient must be applied to take account of the age of the building.

There are a number of pitfalls to be avoided, particularly when it comes to land: some houses are built on land that is primarily used for leisure purposes and is not intended to be used for its building potential. The value of such land therefore needs to be handled with care.

The cost of expertise

A property valuation can be very simple or very complex.

It is therefore not possible to have a standard "price scale" for this service. Each situation must give rise to an estimate which takes into account the time spent by the Expert on the case.

That said, the majority of expert appraisals are priced between €700 and €2,000 inc VAT.

Michel LECAT, Real Estate Expert

Located in VEULES-LES-ROSES for over 70 years, the SOUDEY office knows every alleyway and perhaps every house in the village.

As a long-standing contact for many people in Vevey, SOUDEY will be able to help you with your purchase or sale project.

The reputation of VEULES-LES-ROSES - which extends far beyond our borders - attracts tens of thousands of visitors every year, and many of them want to buy or rent a house on the Côte d'Albâtre. Naturally, they contact Cabinet SOUDEY, the only agency in the village and its immediate surroundings.

VEULES-LES-ROSES, SOTTEVILLE-SUR-MER, SAINT-AUBIN SUR MER, QUIBERVILLE, ANGIENS, BLOSSEVILLE SUR MER, ICLON, LA CHAPELLE SUR DUN - and many more - are all charming places that are in demand by customers who are primarily looking for a second home, but sometimes also a main residence.
 Don't hesitate to tell us about your project, we'll be happy to help. Our estimates are immediate and free of charge.

Michel Lecat, head of Cabinet SOUDEY, is a qualified real estate valuer from the Centre National de l'Expertise.

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