A 126 m² house on 1,529 m² near Marseille — auction starts at €70,000

Three levels of ambition for this lot

Variant images are built on real photos of this house. Ideas of the future result, not a finished design. The lot has no photo of the garage itself, so variant A shows the target finish level of the living rooms.

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A

V1 · Light: convert the 76 m² garage — a ~195 m² house

The lot's main hidden value: a 76 m² garage under the same roof. A change de destination turns 126 m² into ~195 m² of sellable space with no new volumes. The best profit-to-time ratio.

• Total in ~€417k (works ~€151k incl. the parking compensation)
• Profit after tax: ~€219-277k (stress/base; added m² discounted −10%)
• Timeline ~9 months
• Permits: change de destination · garage height and light — checked at the 11.08 visit

The lead scenario if the visit confirms ≥2.20 m height and window potential.

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B

V2 · Serious rebuild: extend upward to ~252 m²

The middle rung: an extension and a second level in the house's own materials double the area — a ~252 m² family home on a big plot, rare stock in these hills.

• Total in ~€721k (works ~€376k)
• Profit after tax: ~€128-224k (stress/base)
• Timeline ~21 months
• Permits: permis de construire; no heritage constraints on this lot

The maximum volume this village market still pays back. Structure to be confirmed at the visit.

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C

V3 · Maximum ambition: tested — and honestly declined

The image shows what the maximum version of this house would look like: a second level, full-height glazing onto the garden, a pool with a timber deck and evening light. We priced it in full — and declined it honestly: the full transformation returns −€3.37M, demolition with a new villa −€1.24M. Demolition itself is cheap — ~€47k for 202 m² of structures; the problem is the build: a new house costs ~€1.12M of works before land — more than this village ever pays for a finished home. That is exactly why we show the image: so you can see what we turned down, and why.

• Best V3 option: −€1.24M — not recommended
• Reason: the segment's expensive deals live in Aix/Éguilles, not here (DVF registry, 1,093 segment sales)
• Conclusion: this lot's money is in V1 and V2
• The V3 concepts are saved — they will serve a plot in the right commune

Analytics that can say “no” is also a result: the investor sees we filter, not sell everything.

The short comparison

Money: the levels of the estimate

The entry in our maths is OUR bid ceiling (€220k), not the €70k start — notarial auctions overshoot the start. Counted: purchase + fees + works + holding; profit after corporate tax (IS). The slope is priced into the works. The high level comes after the visit — promising upside before it would be dishonest. The full maximum package of each rung (entire facade, windows/doors, paving, landscaping…) was priced too: this market does not pay it back (e.g. V1 with the package: −€75k vs +€277k targeted) — hence the targeted moves.

Five checks before any bid

We do not bid until all five pass.

1. 01The visit on 11 or 27 August: roof, damp, systems, load-bearing walls — and the garage: ≥2.20 m height, window potential.
2. 02The notary's cahier des charges: easements, occupancy, auction terms and steps.
3. 03The zone's PLU règlement: the garage conversion and the annexe studio must both be allowed.
4. 04Local contractor quotes for the chosen scenario, incl. the retaining works on the slope.
5. 05Bid discipline: the ceiling is €220k — we never go above, whatever the auction does.

Download the PDFs

Full numbers and photos — four documents (Russian with a French summary).

Where the data comes from

• The encheres-publiques auction page (lot VNI-025), snapshot 05.08.2026 — areas and dates as stated by the organiser.
• Real transactions (state DVF registry, dept 13): 280 house sales within 1.5 km in 2021-2025, median ~€4,522/m²; apartments ~€3,390/m².
• Cadastre (the 1,529 m² parcel confirmed), IGN RGE ALTI relief and IGN geodata.

An independent break-down for discussion — not a listing and not a guarantee of income. Every figure carries a date and a source; the outcome depends on the visit and the auction.