collective live+work spaces for people going placeswith purpose
candidate report
61 Huguetthe central Pyrénées, France 🇫🇷
Not yet visited, scheduled 15th June.
A satellite location balancing high mountain adventure and lowland relaxation — in a riverside village, close to a good little town for ski-station by gondola, and thermal spa for Europe's only natural 'vaporium'.
Boutique coliving rentals with investment offering over 25% net yield, with option of discounted use. About coliving investment →
In brief…
GOOD 🔨 effort GREAT 🚌 transport OKAY ✈️ access GOOD 🛒 shops OKAY 🏙 towns GREAT 🧗 activities GREAT ⛰️ nature OKAY ☀️ climate GOOD 🌷 garden OKAY 🏠 building GOOD ⛲️ hood Compare properties
supermarket and restaurants
great hiking from the door
train and buses — town 25mins
ergonomic coworking — casual and focus
lounge with ample sofas, for movies and talks
big kitchen for collaborative cookups or independence
ensuite rooms, or affordable pods / monastic-cells
address use and storage for the (digital) nomads amongst you
minibus for communal trips
pets and kids on occasion
The Locality
The central Pyrénées and the Occitanie region of France🇫🇷 — nestled where the hills at the edge of the plains meet the mountains, just 500m altitude, yet surrounded by peaks rising high, close to the Spanish border.
Close to Toulouse (1h40 train with 1 change) and its airport (+40mins). Trains from Paris (7h, last 2pm with 2 changes).
Airports 2h30 transit. Toulouse (TLS, 1h drive) is well served for regional flights, direct to Lisbon, Malta, Athens, Split, Budapest, Casablanca, Oslo, and many more … however some land late requiring a stopover. Tarbes-Lourdes serves pilgrims so is a good alternative.
From 2031 trains from Paris will speed up by 1h down to 6h, moving last departure around 3pm, quite a bit more reasonable and from other countries, though flying will still look good.
Mainline station just 30mins by train, last at 8:50pm, all well-coordinated with just a 10min change from Toulouse.
Barcelona is 4h30 drive, but due to badly timed departures only possible by train in the morning (7h 9am, or 11:30am over the mountains, both 3 changes; timings and frequency may improve). For the uncivilised🙃 there's an overnight bus departing 11:45pm so allowing late flights but with a 1h30 wait at 5am in Toulouse (coffee opens at 5:45am).
On foot
the village is just 700 people but adequately provided for…
at door: bakery, good resto with terrace
5 mins: bus stop, small weekly market, bistro, grassy public garden with big old trees, tennis
10mins: supermarket
15mins: station, pizza resto
Nature
many many peaks, hills and forests, starting 10mins along the lane from the door and also accessible by buses with ascent-descent in different valleys; as a challenge with refuges for multi-day
for easier lots of woods and rivers amongst the lower hills
full-day hike from door to the local peak at 1800m(1300m climb) or 3h with 10min drive
quite a few villages with restaurants and random distractions but few towns
Bagnères-de-Luchon (2k pop.) is not notably developed, has a gondola to its ski station/bikepark 1100m higher, indoor market, lots of restos, thermal spa, park, 8-hole golf, paragliding; 20mins drive, 30mins from door by transit (frequent train and bus; last back 7:30pm)
St Gaudens (12k pop.) is not notable except for being the only town of this size between Tarbes and the outskirts of Toulouse, has a good gastro market hall and restos (Lebanese, Vietnamese, Cambodian,…); 30mins drive or bus
Tarbes (45k pop.), pleasant large town with palm-tree lined streets, a pretty public garden, and 19m indoor climbing wall; 1h drive (1h15+ train)
Activities
tennis; 5mins walk
gentle cycling down the valley on an isolated path
adventure park with beginner via ferrata; 25mins walk / 10 bike / bus
12.5m indoor climbing wall; 30mins bus
various climbing spots, including hard to reach at peaks
bikepark with descents (train then gondola from town), also at Mourtis with a shuttle van (25mins bike)
paragliding (from aerodrome next to the station in town)
8-hole golf at Luchon, 9-hole at Montrejeau; both 20mins drive or 30mins transit from door
gentle canoeing; 15min drive / 30mins bus
rafting, canyoning, etc; base 5mins drive
horse riding in the mountains; 15mins drive
airboard, mountain biking (bikeparks), mountain scooter, etc in summer at ski stations
4 ski stations
Superbagneres: 1500–2200m, gondola from town, 11 lifts; 20mins drive or 30mins transit
Peyragudes: 1500–2200m, 18 lifts; 30mins drive or bus
Mourtis: 1400–1800m, 10 lifts; 25mins drive or bus
Bourg-d'Oueil: 1400m; 35mins drive
Attractions
in addition to the nature and towns…
the thermal spa in town has 72°C water with saunas, rooftop pools, natural 'vaporarium' hamman in a cave, cardio sports hall; 35mins transit and stroll; 20mins drive
underground caves with remants of stone-age man; 25mins drive
Saint-Bertrand-de-Comminges, an full scale cathedral on a hillock with just a few houses, restos and an artisanal organic bakery; 20mins drive, 1h bike, or bus+walk
Fairly rainy so very green but a good number of days with only light cloud cover. Chilly winters getting a brief smattering of snow.
The Property
~€220k capital expenditure · €85k/pa target revenue
350m² across 3½ floors · 8 rooms · 3 cells · 3 pods · 10–16 occupancy
discounted use with shareholding
Spaces
Over 40% common spaces fit out for purposeful live + work use, ensuring that even when fully occupied there's adequate room for everyone to get along well.
Whilst a bit on the small size compared a more optimal property for coliving, it offers a good layout supporting multiple different moods/nooks and for each facility, thus supporting contrasting moods/activities/uses for each…
Outdoor spaces
Currently has a large roof terrace, which during the initial phase would be maintained, but tjis woudl be part built over for a new lounge (adding 2 more rooms below and better separation of spaces), however the new section would itself then have a 2nd roof terrace. There's also a very nice big public garden with old trees above the stream just 5mins walk.
Adaptability and moods
Casual: workspace, background music sometimes, occasional chatting
Dining: lively; loud chatting, ocassional music
Library: quiet for focus
Lounge: multipurpose — quiet when downstairs lively, or when lively workspace would be quiet
Common (135m²)
ground floor
kitchen–dining 40m²
5.5m main worktop plus 3.5m of extensions giving space for 3–5 to cook simultaneously
2 sinks, 6 rings, 2 ovens, microwave
700L of fridge-freezer (1 standard, 1 commercial)
dish washer
tons of accessible shelving and storage
sharp knives
workspace 45m² (casual)
5 desks in row
5 desks at shared table
2 chaise-longue
call booth (isolated walls)
big windows
(bikes)
1st floor
library 20m²
4 desks
1 sofa
balcony
2nd floor
lounge 25m²
4 big sofas for 12 comfortably
projector/TV
call room (with window)
With 2 call rooms making calls will not be hindered, plus it'd regardless be possible on the roof terrace and in the lounge at times. (2 rooms would also have a small desk with stool.)
Accommodation (170m²)
4 unit types spanning 3 price brackets.
3 pods 25m² (social) full height(!)
3 cells 6m² (solitary) 1.5m wide × 3.5m deep
2 shared bathrooms and 1 WC split between ground and 1st
3 standard 7m² +ensuite, window (small, no view)
5 plus 12m² +ensuite, 2 with balconies, 2 with views, 1 larger no view
Outside (55m²)
2nd floor roof terraces 30m² opening from lounge with summer kitchen, laundry and (option) sauna
3rd floor roof terraces 25m²
The kitchen-dining is also the hub of the house with access through it to all other areas, having a u staircase branching mid rise with twin sides to each floor in an open section rising to the ceiling, it could be quite a feature of itself.
Whilst lacking any windows some glass bricks would be added, plus a skylight above the stairs. Additionally with 2 doorways through to the workspace, considerate lighting and decoratively surfaced walls and ceiling, it will not feel claustrophobic but rather more cosy.
Top roof terrace is suitable for yoga even as a small group (4–6) however group sessions better in the public gardens.
Commercials
Net yield (on cost) at ~22%. Target revenue €90k/pa, 70k/pa during intial phase at discounted prices. Occupanccies at 70% mid season, 90% high, 50% low. 3 units retained, closed 2 months.
2 colivings in adjacent valleys, yet they only have bus access, one at 1h20 train +40mins bus, the other 40mins train +2h30 on 2 buses being deeper into the mountains. This locatiton is 1h30 train.
Each will have a slightly different focus however this location might win for the transport and nice little town which neither the others have. This property will also be fitout specifically for coliving; one does have a very nice building, the other is a hotchpotch with nominal workspace.
Despite being in competition, this does not affect community and as one is 50mins drive meetups could occasionally be combined half way, the other is nearly 2h but again half-way meetups possible.
Operations
It is expected that the average stay will be one month, resulting in changeovers about one every 4 days, which given the rooms are mostly tiny, and common spaces efficiently laid out and fitted, is a fairly nominal amount of work between two.
Seasonality
High would be 3 months mid June through mid September, low would be Dec and March, with a 2 month closure for Jan–Feb.
(More graduated pricing would be used to ease across seasons and reduce demand shifts from the changes.) A special xmas-nye program will terminate the season. Opening for a month around the ski season (early Feb) could be worthwhile, as this would thus be a very affordable work-ski destination, however is not really worthwhile yet there may be demand for longer stays during the season in which case it would be offered, yet revenue maybe negated by the operational costs.
Works
Phasing
kitchen, shared bathrooms, pods, cells, workspace
bedrooms except mezzanine used as provisional lounge
construction of new lounge on rooftop, 2 mezzanine bedrooms
Would be easily phased, and could commence with only slightly more capital than the purchase price. All would be ovseen by the founder whom has undertkane a couple of renovations in France, accompanied on occasional by a seasoned decorative renovator, and volunteers.
The building is solid and operational with slate roofs in fair condition. The roof terrace however likely needs releasing and certainly needs surfacing but a new EPDM barrier and reclaimed tommettes are no issue.
Most windows were replaced around 10 years ago albeit with PVC units but would be retained for sometime. The ground front windows were not replaced but may be adequate provisionally.
The mezzanine windows were replaced but when the lounge is constructued and rooms are placed here these would need to be replaced so that their walls can be added.
As the building requires very little prepatory works, and the fitout is mainly simple, the team would be mostly volunteers. The only intensive and repetitive work will be the significant number of bathrooms.
Construction of the new lounge would be simple being blockwork plus LVL with engineered wood i-beams.
Plumbing currently unknown, may require digging some trench for the ground floor bathrooms otherwise easy to retrofit.
Specifications
Functional and pleasant, avoiding budget chipboard aesthetic, making it appealing to return to! There'll be a few finishes that uplift, and things we won't skimp on are those that get used most, so solid wood kitchen surfaces and desks, good handles, hinges, taps, sockets, etc.
Building
Whilst a fairly boring building, as ever with large floral/abstract murals and climbing plants it would be pretty impressive, the stairwell could also be imposing and would accommodate some fetching full height decorations. The moulded facade would be touched up and repainted in a bright motif, also adding real climbing plants.
Workspace
Coworking desks giving ~1.3m per person at full occupancy, having simple adjustable chairs, plus many built-in USB-C (PD) sockets so adapters don't need to be dragged around nor clutter the place. Choice between individual desks, a shared table or chaise-longue. Oak flooring (provisionally original tommettes). Decorative sisal flooring on one wall to provide sound damping and add a cosy aspect. Some plants. Bike hooks.
Kitchen-Dining
Ample fridge and worktop space for everyone, with 2 primary stations yet that can support up to 5 working simultaneously. Simple reliable equipment such as stainless steel. 1 dishwashers is adequate. No convection heating, only IR panels (infrequent use), some ambient heat will transfer from the workspace as one door will generally be open. A circulation system will bring warmer air from the roof down to the floor. Oak flooring (provisionally original tommettes)
Library
No through foot traffic. Only some light mainly from the french door, but also from a small north window. Decorative seagrass, a sofa, bookcase and some trinkets, nothing else needed.
Lounge
A wood stove for winter ambience. Would accommodate almost everyone somewhat tightly on sofas and armchairs around the wall, or more comfortably with beanbags as well, easily arranged for films on a large TV screen with surround sound. Enough open space for games on the floor and could also be used as a party room for some dancing, which being at the top end of the building away from most bedrooms on the opposite side would not be intrusive, same for the workspace. Outer walls will be insulated on the inside but only with thin woodfibre as not used throughout the day, for the same reason only double not triple glazing will be specified.
Bedrooms
Flooring will be seagrass, decorative in plus, some may retain floorboards. For improved acoustic damping walls will use 2x plasterboard plus wood fibre insultation, but not decoupled. Some rooms will gain wall insulation with woodfibre board simply painted over.
Bathrooms
Ensuites will have a sliding door, generally 80cm deep. Sink in front of the door, with shower and toilet to left and right in plus, but in standard .
All WCs will be equipped with a bidet nozzle/douche. Waste pipes will be external avoiding noise, but visible (possible to disguise with climbing plants). Each pair of rooms will have a low profile 60–80L hot water tank (suitable for 2 short showers) mounted in the hallway, boosted with instant heating elements, providing instant hot water plus coverage in case someone uses all the tank.
Ambient environment
The kitchen, main workspace and lounge with small speakers on a proper audio system (not silly home assistants), allowing lively gatherings across the ground floor with the lounge quiet, or vice-versa. A film could be being screened or lively game take place in the lounge and one would still able to work or read quietly in the library or workspace.
Whilst few of us are likely eco-warriors I beleive it's good to have a healthy environment, and as such it's desireable to reduce exposure to microplastics (artficial fibres), VOCs (foam mattresses), artificial perfumes, electrosmog, etc. Simple steps can be taken even with budgetary constraints, such as using natural materials for flooring, natural mattresses (keeping a few foam ones for those with problems), wool duvets and blankets, and of course natural cleaning products. Gentle lighting also has impact. Whilst office chairs could be an exception, they and sofas should be possible to easily re-cover with natural fabrics.
Tech
A professional system with multiple WiFi hotspots running on a dedicated power-over-ethernet backbone, using low power to reduce interference (and electrosmog). You'll be able to seamlessly roam around without loosing a connection or dropping a videocall. Somebody streaming video won't impact workspace bandwidth, plus the at-desk USB-C power will include an ethernet connection thus in most cases laptop users will be on a seamless wired connection.
The location has fibre so bandwidth will not be an issue.
We prefer local face to face interaction and as such activities and outings will be planned and written up on boards, however we shall also use an app to ensure everyone gets last-minute gathering and household notifications.
Heating and cooling
The house will be entirely electric, however attempts will be made to reduce resource use and consumption. Water tanks will be activated based on occupancy.
During low seasons, convection heaters will provide a base ambient temperature, whilst radiant infrared panels will be used to boost this in the kitchen and lounge. Bedrooms would only have convection.
Heat pumps could be installed on the roof (but a significant distance) or side walls to cool and heat the coworking space and by transfer the kitchen.
