Prestige Real Estate Luxury offers you, in Hyères, within a characterful building in the city center, discover a rare opportunity: the combination of an apartment located on the 3rd floor with the vast attic space on the 4th floor, allowing the creation of a characterful duplex. The first level currently consists of a 49.60 m2 (Carrez law) two-room apartment comprising: A spacious living room of approximately 26 m2 A separate kitchen A room A bathroom A separate toilet. On the upper floor, the attic space provides 36.53 m2 of living space (Carrez law) plus an additional 78.42 m2 under the slope, for a total floor area of approximately 114.95 m2. Combining the two levels would thus create a duplex with approximately 86.13 m2 of Carrez law and nearly 165 m2 of cumulative floor area. STRONG DEVELOPMENT POTENTIAL The project could accommodate: On the 3rd floor: a beautiful living room with lounge, dining room and kitchen, a bedroom or master suite, a shower room and a toilet In the attic: two additional bedrooms, a dressing room, a second bathroom, an office space or a relaxation lounge Built-in storage in the attic spaces Highlighting the roof structure and the volumes under the roof. Access to the 4th floor already exists from the landing. The creation of the duplex will notably require a study of privatizing this access and functionally combining the different units. KEY STRENGTHS Top floors of the building Bright, airy apartment with windows on both sides Existing living room of approximately 26 m2 Large volumes under the roof Approximately 114.95 m2 of floor space in the attic Potential for T4 or T5 configuration Old-world charm and attic spaces Project suitable for a main family residence, a pied-à-terre or a heritage investment Centrally located in Hyères, close to shops and services. SURFACES Apartment on the 3rd floor: 49.60 m2 Carrez Additional surface area of the 3rd floor: 0.28 m2 Attic space on the 4th floor: 36.53 m2 Carrez Attic space under 1.80 m: 78.42 m2 Total existing Carrez measurements: 86.13 m2 Indicative cumulative floor area: approximately 164.83 m2. DIAGNOSTICS OF THE EXISTING APARTMENT DPE: class C? 122 kWh/m2/year GES: class A? 4 kg CO?/m2/year Estimated annual energy costs: between €630 and €890 per year Amounts established on the basis of average energy prices for the years 2021, 2022 and 2023. The attic is currently unheated and does not have an Energy Performance Certificate (EPC). A new assessment and measurements will need to be carried out after the work is completed and the spaces are fully combined. IMPORTANT INFORMATION This property is offered as a duplex project to be created. Final feasibility must be confirmed by an architect or project manager. The work, the merging of units, modifications to access points, the possible creation of skylights, and any change of use or purpose of certain areas remain subject to administrative authorizations and, where applicable, the approval of the condominium association. Visual representations of the layout are for illustrative purposes only and are not contractually binding.