Repository Public Research preview
1{2 "sujet": {3 "adresse": "99, rue de Magog, Gatineau (secteur Gatineau, quartier La Sablonnière)",4 "id_provinc": "81017753988876200000000",5 "matricule_role": "rôle 2024-2026 de Gatineau (conditions du marché au 1er juillet 2022)",6 "annee": 1985,7 "aire_m2": 96.2,8 "aire_pi2": 1035,9 "lot_m2": 545.9,10 "lot_pi2": 5873,11 "front_m": 16.17,12 "vt_role": 180400,13 "vb_role": 198500,14 "vr_role": 378900,15 "vente_date": "2026-01-30",16 "vente_prix": 447000,17 "remise_en_vente_date": "2026-08-17",18 "prix_demande": 455000,19 "fiche": "5 chambres (2 au RDC, 3 au sous-sol), 2 salles de bains, sous-sol totalement aménagé (6 pi et plus), brique et vinyle, plinthes électriques + thermopompe murale, fenêtres à manivelle et porte-fenêtre, allée asphaltée (4 places), fondation béton coulé, terrain clôturé, sans garage",20 "description_courtier": "Bien entretenue au fil des années, elle pourra bénéficier d'un léger rajeunissement",21 "uqoeval_est": 441100,22 "uqoeval_cout": 497400,23 "uqoeval_role_indexe": 452200,24 "date_evaluation": "12 novembre 2026"25 },26 "age_chrono": 41,27 "hyp": {28 "chaine": "conventions du cours (TP2, séance 8) : CG 8 %, FG 7 %, profit EG 8 % en cascade ; contingences 5 % des nus ; permis Gatineau max(4,70 $/1 000 $ ; 335 $/logement) ; GCR 2 656,68 $ (unifamiliale visée) ; intérêts intercalaires (D+C) × 6,75 % × 6/12 × ½ ; honoraires 4 % des directs du cours ; assurance 0,8 % de D+C ; juridique 4 000 $ ; profit entrepreneurial 11 %",29 "duree_travaux_mois": 6,30 "taux_pret": 6.75,31 "juridique": 4000,32 "terrain": "valeur du terrain = valeur au rôle × ratio médian prix/rôle des terrains vacants vendus à ≤ 5 km (2025-2026), arrondie au 1 000 $",33 "ajouts_sujet": {34 "Thermopompe murale 12 000 BTU installée": 4500,35 "Allée asphaltée 4 places (65 m² × 60 $/m²)": 3900,36 "Terrasse de bois 20 m² (450 $/m²)": 9000,37 "Clôture 45 m (85 $/m)": 3825,38 "Remise 8 m²": 350039 },40 "inspection": "constats d'inspection HYPOTHÉTIQUES, cohérents avec la fiche et les photos (août 2026) : toiture 2013, fenêtres et portes 2009, chauffe-eau 2021, thermopompe 2020, plinthes électriques 2005, cuisine et salle de bain du RDC d'origine (1985), sous-sol aménagé en 2006 (salle de bain comprise), finitions du RDC 2015, terrasse 2018, clôture et remise 2012",41 "entretien_differe": {42 "Remplacement du revêtement de vinyle décoloré et fendu (faces latérales et arrière)": 9800,43 "Injection d'une fissure de fondation (mur arrière)": 1800,44 "Resurfaçage de l'allée asphaltée fissurée": 4000,45 "Peinture des soffites, bordures et portes extérieures": 250046 },47 "cuisine_cout_correction": 28000,48 "garage_perte_valeur": 15000,49 "garage_cout_ajout": 45000,50 "vrc_cout_ajout": 4200,51 "AE_LT": 30,52 "VE": 75,53 "AE_global": 30,54 "ve_note": "vie économique totale retenue : 75 ans — borne haute de la fourchette résidentielle (bois, 50–75 ans), justifiée par l'extraction : le marché de Gatineau déprécie lentement le bâti ancien bien situé",55 "externe": "aucune nuisance documentée (rue résidentielle, pas d'artère, ni ligne à haute tension, ni zone inondable) ; test par paires dans l'unité de voisinage : aucun écart systématique → D_externe = 0 $"56 },57 "K": 0.8187234042553192,58 "nus_cas1": {59 "Fondations, structure et enveloppe (LT)": 94617.45,60 "Toiture (bardeaux, soffites, gouttières)": 7192.57,61 "Fenêtres et portes extérieures": 11975.12,62 "Revêtement de vinyle": 2286.03,63 "Installations électriques (LT)": 7786.38,64 "Plomberie brute et drainage (LT)": 6466.5,65 "Chauffe-eau": 1923.78,66 "Appareils de la salle de bain (RDC)": 3111.5,67 "Plinthes électriques": 1762.4,68 "Échangeur d'air (VRC)": 2073.85,69 "Cuisine (armoires, comptoirs, évier)": 13245.48,70 "Finitions intérieures du RDC": 19171.6871 },72 "nus_sujet": {73 "Fondations, structure et enveloppe (LT)": 88506.25310270587,74 "Toiture (bardeaux, soffites, gouttières)": 5888.725395744681,75 "Fenêtres et portes extérieures": 9804.311012765958,76 "Revêtement de vinyle": 1871.6262638297876,77 "Installations électriques (LT)": 6374.891540425532,78 "Plomberie brute et drainage (LT)": 5294.274893617022,79 "Chauffe-eau": 1575.0437106382979,80 "Appareils de la salle de bain (RDC)": 2547.4578723404256,81 "Plinthes électriques": 2764.7181276595747,82 "Échangeur d'air (VRC)": 1697.9095319148937,83 "Cuisine (armoires, comptoirs, évier)": 10844.384476595746,84 "Finitions intérieures du RDC": 15696.303114893619,85 "Finitions intérieures du sous-sol": 20243.961893393684,86 "Appareils de la salle de bain (sous-sol)": 3660.033194010103,87 "Thermopompe murale": 4500,88 "Aménagements extérieurs (terrasse, clôture, remise)": 16325,89 "Allée asphaltée": 390090 },91 "ss": {92 "Cloisons 2×4 (40 m lin.)": 1573.4739061985135,93 "Gypse murs (282 m²)": 4371.047362422956,94 "Gypse plafond (86 m²)": 1657.0117049835665,95 "Peinture (368 m²)": 4713.770111569607,96 "Plancher flottant (86 m²)": 10673.337609478032,97 "Plinthes (120 m)": 1003.9241723460432,98 "Portes intérieures (5)": 1609.65,99 "Portes de garde-robe (3)": 1101.48,100 "Luminaires (10)": 1141.8000000000002,101 "Prises et interrupteurs": 1126.2593631433863,102 "Plinthes électriques (6)": 1321.8000000000002,103 "Salle de bain complète (appareils + robinetterie)": 3111.5,104 "Plomberie brute (3 appareils)": 2312.9399999999996,105 "Céramique salle de bain (8 m²)": 548.5331940101034106 },107 "ss_total": 36266.527424152206,108 "chaine": {109 "nus": 201495,110 "cg": 16120,111 "fg": 15233,112 "peg": 18628,113 "directs_cours": 251476,114 "contingences": 10075,115 "dc": 261551,116 "permis": 1229,117 "gcr": 2657,118 "interets": 4414,119 "honoraires": 10059,120 "assurance": 2092,121 "juridique": 4000,122 "indirects": 24451,123 "assiette": 286002,124 "profit": 31460,125 "total": 317461.8941305352,126 "multiplicateur": 1.5755331940315702127 },128 "chaine_cas1": {129 "nus": 171613,130 "cg": 13729,131 "fg": 12974,132 "peg": 15865,133 "directs_cours": 214181,134 "contingences": 8581,135 "dc": 222762,136 "permis": 1047,137 "gcr": 2657,138 "interets": 3759,139 "honoraires": 8567,140 "assurance": 1782,141 "juridique": 4000,142 "indirects": 21812,143 "assiette": 244574,144 "profit": 26903,145 "total": 271476.74,146 "multiplicateur": 1.581914839189678147 },148 "CN": 317461.8941305352,149 "M": 1.5755331940315702,150 "CN_m2": 3300.019689506603,151 "CN_pi2": 306.7264677589712,152 "terrain": {153 "VT": 215000,154 "ratio": 1.1943780876235048,155 "pm2": 264.53266019055854,156 "n_terrains_5km": 8,157 "affectation": 212376.32296258438,158 "par_m2": 144408.3791980259,159 "terrains_5km": [160 {161 "dist": 4224.905427372957,162 "prix": 165000.0,163 "lot": 376.1,164 "pm2": 438.7131082159,165 "ratio": 1.1247443762781186,166 "date": "2025-09-18",167 "rue": "180, rue Harold",168 "vt": 146700.0169 },170 {171 "dist": 4844.8854615769915,172 "prix": 183000.0,173 "lot": 807.9,174 "pm2": 226.5131823245451,175 "ratio": 0.9521331945889698,176 "date": "2025-07-25",177 "rue": "3, Impasse d'Amos",178 "vt": 192200.0179 },180 {181 "dist": 4920.766820295293,182 "prix": 222000.0,183 "lot": 898.3,184 "pm2": 247.1334743404208,185 "ratio": 1.1443298969072164,186 "date": "2025-04-10",187 "rue": "19, Impasse d'Amos",188 "vt": 194000.0189 },190 {191 "dist": 4938.833377072409,192 "prix": 245000.0,193 "lot": 1176.1,194 "pm2": 208.31561942011734,195 "ratio": 1.2280701754385965,196 "date": "2025-01-17",197 "rue": "26, Impasse d'Amos",198 "vt": 199500.0199 },200 {201 "dist": 4948.038523716869,202 "prix": 230000.0,203 "lot": 815.8,204 "pm2": 281.93184604069626,205 "ratio": 1.1960478419136766,206 "date": "2025-09-26",207 "rue": "23, impasse d'Amos",208 "vt": 192300.0209 },210 {211 "dist": 4964.857653709009,212 "prix": 229000.0,213 "lot": 800.9,214 "pm2": 285.92833062804345,215 "ratio": 1.1927083333333333,216 "date": "2025-07-07",217 "rue": "27, Impasse d'Amos",218 "vt": 192000.0219 },220 {221 "dist": 4965.3564407225895,222 "prix": 240000.0,223 "lot": 1027.0,224 "pm2": 233.69036027263874,225 "ratio": 1.2213740458015268,226 "date": "2025-07-18",227 "rue": "30, Impasse d'Amos",228 "vt": 196500.0229 },230 {231 "dist": 4965.3564407225895,232 "prix": 300000.0,233 "lot": 1027.0,234 "pm2": 292.1129503407984,235 "ratio": 1.5267175572519085,236 "date": "2026-03-06",237 "rue": "30, Impasse d'Amos",238 "vt": 196500.0239 }240 ]241 },242 "ventilation": {243 "lignes": [244 {245 "comp": "Toiture (bardeaux, soffites, gouttières)",246 "cn": 9278,247 "age": 13,248 "vie": 25,249 "ratio": 0.52,250 "d": 4824,251 "vr": 4454,252 "note": "refaite en 2013 ; bardeaux laminés 25 ans",253 "type": "CT"254 },255 {256 "comp": "Fenêtres et portes extérieures",257 "cn": 15447,258 "age": 17,259 "vie": 30,260 "ratio": 0.5666666666666667,261 "d": 8753,262 "vr": 6694,263 "note": "PVC à manivelle, 2009",264 "type": "CT"265 },266 {267 "comp": "Chauffe-eau",268 "cn": 2482,269 "age": 5,270 "vie": 12,271 "ratio": 0.4166666666666667,272 "d": 1034,273 "vr": 1448,274 "note": "2021",275 "type": "CT"276 },277 {278 "comp": "Plinthes électriques",279 "cn": 4356,280 "age": 21,281 "vie": 25,282 "ratio": 0.84,283 "d": 3659,284 "vr": 697,285 "note": "2005",286 "type": "CT"287 },288 {289 "comp": "Échangeur d'air (VRC)",290 "cn": 2675,291 "age": "—",292 "vie": 20,293 "ratio": null,294 "d": 0,295 "vr": 2675,296 "note": "absent du sujet → traité en fonctionnelle (ajout)",297 "type": "fonct."298 },299 {300 "comp": "Thermopompe murale",301 "cn": 7090,302 "age": 6,303 "vie": 15,304 "ratio": 0.4,305 "d": 2836,306 "vr": 4254,307 "note": "2020",308 "type": "CT"309 },310 {311 "comp": "Cuisine (armoires, comptoirs, évier)",312 "cn": 17086,313 "age": 41,314 "vie": 25,315 "ratio": 1.0,316 "d": 17086,317 "vr": 0,318 "note": "d'origine 1985 → plafonnée à 100 %",319 "type": "CT"320 },321 {322 "comp": "Appareils de la salle de bain (RDC)",323 "cn": 4014,324 "age": 41,325 "vie": 25,326 "ratio": 1.0,327 "d": 4014,328 "vr": 0,329 "note": "d'origine 1985 → 100 %",330 "type": "CT"331 },332 {333 "comp": "Appareils de la salle de bain (sous-sol)",334 "cn": 5767,335 "age": 20,336 "vie": 25,337 "ratio": 0.8,338 "d": 4613,339 "vr": 1154,340 "note": "2006",341 "type": "CT"342 },343 {344 "comp": "Finitions intérieures du RDC",345 "cn": 24730,346 "age": 11,347 "vie": 20,348 "ratio": 0.55,349 "d": 13602,350 "vr": 11128,351 "note": "planchers flottants, céramique, peinture 2015",352 "type": "CT"353 },354 {355 "comp": "Finitions intérieures du sous-sol",356 "cn": 31895,357 "age": 20,358 "vie": 25,359 "ratio": 0.8,360 "d": 25516,361 "vr": 6379,362 "note": "2006",363 "type": "CT"364 },365 {366 "comp": "Aménagements extérieurs (terrasse, clôture, remise)",367 "cn": 25721,368 "age": 12,369 "vie": 20,370 "ratio": 0.6,371 "d": 15432,372 "vr": 10289,373 "note": "terrasse 2018, clôture et remise 2012 (âge moyen pondéré ≈ 12 ans)",374 "type": "CT"375 }376 ],377 "curable": {378 "Remplacement du revêtement de vinyle décoloré et fendu (faces latérales et arrière)": 9800,379 "Injection d'une fissure de fondation (mur 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