collective live+work spaces for people going placeswith purpose
candidate report
11 Cezethe Cévennes, France 🇫🇷
Great common spaces with a small garden, in a tiny village having regular bus and a reopening train stop — with trails from door and outings for varied adventures.
Boutique coliving rentals with shareholding giving up to 20% net yield, or discounted use. See the investment introduction before considering details of individual properties.About coliving investment →
In brief…
GOOD 🔨 effort GOOD 🚌 transport OKAY ✈️ access OKAY 🛒 shops OKAY 🏙 towns GOOD 🧗 activities GREAT ⛰️ nature GOOD ☀️ climate GOOD 🌷 garden GOOD 🏠 building OKAY ⛲️ hood Compare properties
Attractors 👍
balances many requirements
green spaces in village
some hikes from the door
varied countryside with many attractions in surrounding areas
bus and train
ergonomic coworking — casual and focus
multiple lounge and multi-use spaces
patio and garden
huge kitchen and dining for collaborative cookups or independence
ensuite rooms of various sizes, plus basic and pods
minibus for communal trips
address use and storage for the nomads
pets and kids on occasion
experienced founder plus volunteers for community faciltation and reliable operations
Detractors 👎
station closed reopening 2030, bus until
no supermarket and restaurants (but close by bus/bike)
no river access (but short drive)
no winter sun in common spaces (but good in summer)
small windows and low ceilings (but vaulted with interesting layout)
larger town is unremarkable
notable attractions are daytrips as 45mins+
The Locality
In the Cévennes on the edge of its expansive natural park at the border of the Gard and Ardeche departments in France🇫🇷 — nestled in a small river valley at just 200m altitude with hills rising up to Mont Lozere at 1700m.
The primary draw of this property will be its good facilities — not its immediate surroundings, nontheless the village has the absolute basics, small towns are very close, and great variety can be found nearby for adventures large and small.
RegionalLocal
Access
Despite actually decent transit, is quite lengthy with several connections. No issues for stays of a month or more, but questionable for 2 weeks. Departing Barcelona an overnight stay is required somewhere, with only one morning departure. Good choice of low-cost airports.
Driving: ~1h30 Nimes/Avignon, ~2h Montpellier/Marseille, 4h Barcelona
Local connections: typically 1h30 to Nimes with 35mins regular train from Nimes centre, then 45mins bus from Alès (12/4/5/6pm); from 2031 35mins train (1h15)
Rail
Paris just 3h to Nimes but with changes can become 7h total to the door; last departure currently midday, in future could be 2:45pm; if overnighting in Nimes last departure is 7:30pm
Barcelona just 4h to Nimes, but only 9:30am with connection for 5pm arrival (6h+; reducing 2030, again 2034 and again when the high speed line is fully complete); if overnighting in France last is 4:30pm
the interesting overnight stop is Nimes; once the railway reopens there should be a later train possibly only to the local small town in which case pickup would be offered from there (10mins)
Air
Nimes: 1h15 drive / 30mins bus; limited Ryanair, year round to Stansted, Brussels, plus seasonal to Luton, Dublin, Porto and Morocco
Marseille: 1h15 train and 10min bus; major lowcost hub covering Poland, Portugal, Italy, Malta, Morocco, Portugal, …
Montpellier: 2h drive / +2h bus and train; service to Lisbon
Carcassonne +2h30 bus and train; extensive Ryanir inc Portugal
Coach: from Barcelona, cost effective and time efficient, allowing late arrivals into Barcelona if you don't mind a night coach, albeit arriving a bit early at 5am, first train at 6am, but the local bus is not until 9am thus lots of killing time.
Surroundings
The village is tiny and should not be considered useful, shopping would be to either of 2 neigbouring little towns; it is however reasonably presentable. Immediate countryside is not lush but the woods on the hills have good variation, and the wider area within easy reach offers great variety…
walks — 30mins to castle mix of tracks, paths and scambling; 1h20 onwards to townl; 1h30–2h30 circuits on tracks with variations; various using bus, including 3h one-way across to next village with 30mins bus, or bus both ways to a small lake
the major old castle of Portes up the hill can be hiked to in 4h, shortended with bus part way or dropoff, also by bike 1h+
cycling — 15mins to a greenway, the via Ardeche with 3 branches for up to 4h one-way
moutain biking — lots of easier mixed routes in multiple directions starting from closeby otherwise starting with a 200m climb: 45mins to the small lake; 1h45+ to Portes castle, climbing to 650m midway with several variations and continuing on to 1350m in 4h (or higher); electric MTB can be rented locally with delivery
rock pools — the windy and rocky little valley upriver has a few swimming spots and hikes; 20mins+ drive, 45mins+ bike
horse riding — 20mins drive to several with options of long rides and river swimming
kayaking — tame 15mins drive/bus+walk see below for better down the gorges
electric offroad scooter — all around and all year; also by buggy<-- https://www.trottingard.com/ all year around allegre https://www.trottingardeche.fr/ closed for health? ambroix -->
3 cave systems — 20–40mins drive, 1 with light shows and even being big enough to rather absurdly let you float around strapped below a helium dirigible
all also offer kayaking, including under the Pont d'Arc even multi-day going down two gorges; also the Ceze gorge with option of SUP on a gentle section
the Chassezac, 30mins+ drive — around the litle town of Les Vans with good swimming spots, great mossy tangled woods amongst eroded limestone along the top for hiking; (also possible 1h by bus but awkward early return)
hikes with escarpments climbing to 1400m (40mins+)
paragliding — 30mins drive
Les Vans, 30mins drive / 1h10 bus x2, small riverside quaint and classic with night market in the summers
Genholac, 40mins drive, hillside quaint and classic
mine tour, 35mins drive or bus +30mins walk
Trapeze/circus cultural centre offering yoga, training climbing wall and combined activities such as mountain biking for beginners, even paragliding; 35mins drive
Ales (40,000 people)
35mins drive, 45mins bus, 30mins train (from 2031), moderately lively, best on market day but only occasionally as not interesting nor pretty
Daytrips ~1h
Probably once every 3 weeks there'd be a bigger outing to any of these, combined with a detour/activity around half way to break the journey both there and back, e.g. a restaurant and a hike.
Largentiere, hilly, touristy but classic; Aubenas, a larger lively hilltop town slightly further with big park and old pedestrian centre, passing many other villages, ruins and the Pont d'Arc on the way
Anduze, riverside with bambouseraie and steam train
Nimes, Roman ruins; 1h20, in future by train making it a more flexible outing
1h drive to a lake up the mountain with summer beach, via ferrata, SUP/kayak, catamaran, windsurf; canyoning and caving is also possible close by however given the long drive plus a short one from the base these probably are not very likely
nordic skiing is possible on Mont Lozere in winter but at over 1h30 one way needs overnighting
Further afield (1h30–2h) for possible overnight adventures or well planned with detours, brings Avignon, Montpellier, even Ventoux or the beaches, into reach — coast is otherwise out of range, yet still possible as a two day trip for those who really want the variety, notably for summer festivals.
Routine plan
Soemthing like the following, plus other actities and outings:
Tues, Sun: communal lunch
Fri: communal supper
weekly: local market (Tues @Ambroix, Fri @Ambroix organic, Thurs @Besseges) likely with coffee or lunch out; once a month would swap to another market e.g. (Sun @Ales, Sat @Uzes)
weekly: a good resto
weekly: supermarket combined with a quick hike and/or pizza/quick resto stop
weekly: a proper hike/splash e.g. gorges, castle
every 2 weeks: daytrip
every other day: mountain biking or power hike from door
Climate
Almost no overcast days, but often partial cloud (beneficial in summer), about 9 days/month with some rain year round which keeps the rivers flowing, and at least 6/days month clear. Chilly winters getting a very brief smattering of snow but also some hot days around 15°.
Events
in June in Besseges, a small DJ/electronic festival, and in Aug a 3-day Funk festival
Exceptionally over 45% common spaces for purposeful live + work use, ensuring adequate room for everyone to get along well even when fully occupied.
Offering 3 distinct spaces, with contrasting moods/activities/uses for each. Quiet on the ground floor and casual on the 1st for distance between. The 1st floor is subdivided with interconnecting spaces.
Adaptability and moods
Focus coworking and library: exclusively for quiet work and reading
Kitchen-dining: casual banquette and chairs; chatting
Lounge and casual coworking: mixed sofas and work chairs: lively, alternating use between casual work (daytime) and social (evenings); chatting, music, movies
Greenhouse: relaxed or party buffer
Cave/Den: boisterous; talks, movies, karaoke
Common (170m²)
ground floor · quiet
focus coworking 50m²
9 seats along desks, some towards wall, some with window view
3 chaise longue for working or reading
1 sofa nook
external
bikeshed
laundry
1st floor
kitchen–dining 50m² · casual/lively
8m of worktop divided into 3 workstations with 2 sinks, 6 hotplates
fridge-freezers (1 standard, 1 commercial)
tons of accessible shelving and storage
sharp knives
lounge–coworking 33m² · casual/lively
3 sofas
shared coworking desk with 4 seats
projector/TV (moved to den once complete)
wood burner (future upgrade)
callroom
sauna, possible 2nd callroom
greenhouse conservatory with fountain
den/cave 25m²+ vaulted · movies/parties
Accommodation (170m²)
10 bedrooms, 1 dormitory; 8 ensuites, 3 suitable for couples.
North rooms briefly get morning sunrise, top floor has partial outlook over trees to hillside. South afternoon sun, and on top floor having outlook over railway.
Outdoors (125m²)
rear terrace 35–45m² with BBQ and fountain; all day sun in summer with trellace and shading, in winter from late morning until after lunch
front garden 90m² morning sun for laundry only rest shaded, suitable for yoga
The kitchen is of course the hub of the house and interconnecting with the lounge and a small coworking table, whilst the kitchen can be bypassed to get to rooms, these must be traversed to get to the stairs. Rooms have direct access to the rear terrace, greenhouse, den and sauna.
Whilst the rail track being so close at the back might be considered instrusive, it should not be, services will pass only 12x daily on new soldered rails with modern units, and the stop is only 300m away thus half the services will be coasting. And in any case having a train go by makes one feel better connected to the world. Inside the house it should be unnoticeable as the 1st floor is well below the track embankment and workspace completely cut off from it, so only minorly noticable from bedrooms with the morning service.
Layouts
Ground · coworking and shaded garden 1st · common spaces 2nd · bedrooms and sunny garden terrace 3rd · bedrooms and pods
Improvements / Variants
to rectify the very limited indoor sunlight, the plain room on the top floor (left of staircase) could become a library; the room would then get winter sun though would need a new bigger window of french door; this could be done anytime before the ensuite is installed; the missing room could be moved to the end of the kitchen opening off the lounge and would become a plus room, but more likely the room would simply be lost as the kitchen would have to be planned with the room from the start
a small 5m2 sun terrace could be added either with a door from the above library, or from the staircase; this would get sun quite a bit later than the main terrace
Works
plumbing: 2 of the 3 shared bathrooms on the 3rd floor must be installed so that plumbing for the old on the 2nd (and pipes on 1st) can be removed
structural: ground vault reenforcement beam and wall removal
floors: 1st patching up
rooms: create 2-3 north rooms on 1st
finishing: sandblasting/painting vaults
plumbing: kitchen connection
staircases: the steps from 2nd to the 3rd floor should be fully rebuilt as a priority
staircases: currently there's an internal staircase from 1st to 2nd which would be closed
staircases: the exterior steps in the rear passage need to be moved from the middle to the end to better correspond with those up, and to better connect as a staircase, this does not inconvenience accesss as the old would remain until complete
plumbing: ensuites would not be initially planned, however 1 might be added just so that there's one on the 2nd floor
openings: swap 1st balcony door and window
staircases: once the steps are formed into a new staircase from 1st o 3rd, the block would be walled and roofed as a complete stair well
staircases: ideally the steps from ground to 1st will be rebuilt for better angle and ease, however not urgent, plus would make access impossible without temporary access via balcony or extra formwork
Finances
~€200k capex · €95k/pa revenue potential · €24k/pa opex · €7/pa maintenance fund · 27% net yield
Target revenue of €80k representing competetive rates during growth. High season 5–6 months May through Oct, shoulder April and Nov, low Dec and March with a 2 month closure Jan–Feb. A special xmas-nye chapter terminates the season. Occupanccy at 90% high, 70% shoulder, 50% low. 2 units retained for staffing.
Minimum stay of 2 weeks with fixed arrival and departure days, avoiding hard-to-fill availability gaps whilst maximising occupancy. Alternate arrival and departure days would be permitted with temporary stay in a pod. Buses do not operate Sundays, therefore until the railway reopens changeover days would be Fridays or Saturdays (choice at booking; when a gap is created it will be used to facilitate cleaning scheduling, however not strictly necessary as with an average stay at 4 weeks only 2 rooms per week will need cleaning).
No other colivings in this part of France popular for holidays, competing spaces are in the Alps (1, excellent reputations, and 1 in Switzerland), on the Cote d'Azur (2, average/non-aligned), and in the Pyrenees (2, 1 part-time tourist, 1 more intentional).
This property is fitout specifically for coliving whereas only one other coliving in the region has made the effort to renovate specifically for communal coliving use, and one partially. Given the high prices and demand for the Alps, this should fill the gap despite less awe inspiring nature than the Alps and Pyrenees.
Operations
Always present would be 2 staff receiving stipends and free accommodation, taking responsbilities of common space and room changeover cleaning, plus coordinating plans (weekly family meeting) and occasional driving for outings.
It is expected that the average stay will be one month, resulting in 2–3 changeovers per week which is easily manageable. Initially short stays would be accepted without restriction, ultimately this would be reduced to only 1 room and pods.
The founder would be present essentially full-time during the initial phases (2 years) until adequate operations are established when he would stay part time to ensure staff training during changeover, or to fill-in when short. The founder's room is retained and is not included in earnings.
Surplus rooms and pods may be offered as free accommodation in the form of a residency, giving talks, etc.
Works
Phasing
kitchen, shared bathrooms, pods, cells, workspace
bedrooms except mezzanine used as provisional lounge
construction of new lounge on rooftop, 2 mezzanine bedrooms
Easily phased, commencing with only slightly more capital than for the acquisition. All works will be managed and contributed to by the founder whom has undertkane a couple of renovations in France, accompanied by a seasoned renovator specialising in finishes and gardens (though unlikely to utilise).
The building is solid with a recent roof of mechanical tiles in good condition, but has been empty for at least 10 years.
Has missing stair windows, all others are passable except the other side Nov–Mar and will need replacing.
The shop front needs rebuilding, the large glass frontage will be blocked up except for two windows in the same form as the higher storeys, this is howevera minor task. The existing glass can be used for a greenhouse.
The water connection is not plumbed in (is connected in garden) but given as all bathrooms need to be relocated this is not notable. Wastes are however somewhat notable as require piercing the vaults and running to a single location. (One full length of vault will be used and covered with a plasterboard ceiling.
The 11 bathrooms represent the most notable effort, but this will be optimised as many are similar.
Specifications
Functional and pleasant, avoiding budget chipboard aesthetic, making an appealing place 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.
The building facade is ideal for a tasteful mural, thus an artist will be invited (maybe as part of the streetart programme, to decorate it every now and then.
The ground floor has a very tall brick vaulted cieling which would be stripped of paint to show its colour, under which IR heating panels and lighting will be hung, along with fans.
Existing decorative cement floor tiles will be retained provisionally but should ultimately be replaced where costs allow as is notable.
Building
The stairwell with its stone staircase could become imposing and memorable with full height murals and hanging art/lighting.
Most fittings will be bespoke, this optimises their function for frequent use and easy maintenance whilst also reducing costs.
Aluminium skirting will be used throughout for its resistance to scuffing, easy fitting and cost-effectiveness, plus the ability to incorporate strip lighting in places.
Lounge and casual workspace
A bespoke fitted curved sofa will be created, facing a section of wall for a large screen, yet retaining wide open floor space for games. Around the edges some desks. Floor would be best as sisal/seagrass (requiring frequent replacement), or oak with rugs.
Kitchen-dining
A bespoke fitted banquette along the wall below a window with a 4m+ dining table and chairs along the outer edge. Oak worktops. Shelving could be cheaper wood or even lacquered chipboard.
Ample fridge, and storage space on open shelving with removable wooden boxes, plastic containers in frdges. 2 primary stations yet that could support up to 5 working simultaneously. Simple reliable equipment such as stainless steel. 1 dishwasher could be adequate but an additional could be added. No convection heating (infrequent use), only IR panels, ambient heat will transfer from the lounge as the door will generally be open. A circulation system could bring warmer air from the roof down. Ultimately tomette flooring (red hexagon clay tiles); provisionally a hotchpotch a cement patched tiles.
Focus workspace
Coworking desks giving ~1.2m per person, 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. Some standing desks will be possible. Some plants. Should ultimately have an oak floor.
Library
Decorative seagrass, likely 3 chaise longue or a mix of second hand armchairs, bookcase and some trinkets.
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 prime and premium. For improved acoustic damping walls will use 2x plasterboard plus wood fibre insultation, but not decoupled.
Bathrooms
Ensuites will use a sliding door minimising obstruction from a standard door. Sink in front of the door, with shower and toilet to left and right. 1m deep, larger in prime units.
WCs will be equipped with a bidet nozzle/douche. Rooms will be grouped to share a water tank, boosted (as an upgrade) with instant heating elements, providing instant hot water plus coverage in case someone uses all the tank. Room allocations will be made to maximise use.
Pods are full-height not double-stacked, with 80x190 mattresses raised higher than typical giving plenty of storage below (plus above), recessed in a cubby with curtain, and just enough space to stand next to the bed and change. The 2 bathrooms are completely separated just across the hall, 1 having a bath and window with view, also used by the plain room (2.5 persons per bathroom).
Ambient environment
The lounge will have small surround speakers and a subwoofer on a proper audio system (not silly home assistant speakers), allowing lively gatherings across the ground floor and onto the patio. A film could be being screened or lively game take place in the lounge and one would still able to work in the focus space or read quietly in the library.
It's good to have a healthy environment, and 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 without even being aware.
Internet connection as fibre.
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 a chat 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 e.g. 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 library. Bedrooms would only have convection.
A future upgrade could add ground-source, air-source or solar water heating to heat water before it reaches the hot water tanks to boost it, and possibly with a radiator circuit for the lounge and focus coworking instead of convection.
