A solid easily converted modern building atop a tiny riverside town, just 35mins train from the mainline. Surrounded by diverse countryside, from gorges with rockpools, a lake amongst red earth, to Mediterranean beaches — plus good towns.
560m² across 3 floors • ~500m² garden •
€159k asking • ~€550k capital requirement
→ Compare all properties
What's this all about then?! This is a report for our crowdfunding campaign to create a coliving–coworking space to be run as a co-owned co-operative giving at-cost member use.
Attractors 👍
- 50% common spaces
- balances most requirements
- nicely positioned above town
- station 15mins walk
- good varied countryside
- 45mins drive to beaches
- many towns for outings
- passable winter weather
- garden space with some big trees
- easy refit (no load bearing walls)
- potential to buy other lots
Detractors 👎
- unbecoming town
- infrequent trains
- hot and dry summers
- allotment (parcel may be negociable)
- dedicated units small and expensive (but good rental revenue)
- not suitable for cohousing†
- not big enough for public coworking†
†would be with an additional lot
Spaces
Common (265m²)
27 dedicated work seats
- kitchen
65m² with sofa, barstools
- 4.5m worktop with 3⨯ sinks and 2⨯ dishwashers
- 2.7m island worktop with 2⨯ dual hobs
- 3.7m worktop with 2⨯ dual hobs
- 3⨯ fridges
- 2⨯ ovens, microwave
- tons of accessible shelving and storage
- dining 60m² with 28 seats, sofa, barstools
- lounge 40m² for 21 comfortably on sofas and armchairs
- casual workspace 60m² with 15 seats
- library workspace 40m² with 12 seats (4 daybeds)
- callroom with window
- storage for personal items
Accommodation (260m²)
16 private rooms plus a dorm
- 2 studios 21m² ensuite with sofa, micro-kitchen, 160cm bed
- 2 prime 17m² ensuite with 180cm/2x90cm bed
- 8 plus 13m² ensuite with 160cm beds
- 4 basic 10m² ensuite with 140cm beds
- dorm
6 pods with 120cm beds
separate bathrooms (1 shower, 1 bath for anyone to use), basins
Outside (470m²)
- patio with pergola
- grassy area for yoga and games
- banked seating area for talks
- firepit and BBQ
- possibility of pool
Dedicated / cohousing
No rooms are specifically allocated, however anyone interested can let me know; a maximum of 3 rooms is likely (so be sure to say!).
- The adjacent lot B (600m2 for €99k) would provide much better permanent cohousing with large apartments (see below) and the freedom to fitout and run as desired, including non-member rentals.
- With only the main building a maximum use (TBD e.g. 6 months) would probably apply, thus remaining time would give rental revenue. Removing maximum use could be considered if all the dedicated owners get along, and we also take a good stake as preference shares, being active participants.
- No rooms have adequate lockable storage, thus possessions would have to be moved to downstairs storage when renting.
- Rental revenues on dedicated would be best on room classes with limited supply, i.e. studios and prime, but really one of these should be available to fractional owners.
Locality
In the small town of Bédarieux, the Haut Languedoc area of the Occitanie region. Nestled in hills at just 250m elevation between the coastal lowlands and the higher plateau, which suddenly rises to 1100m close by for great hikes, biking and sploshing around.
Unremarkable apart from its unique disused 37-arch tall stone railway viaduct. Indeed a bit down at heel and unattractive but is quite well served for supplies etc.
Access
Not bad at 3h from Barcelona by train (inbound; one change), whilst 6h30 from Paris, but last with through connection at 11:40am, still okay from London, Amsterdam, etc.
- Other airports with good connections are Toulouse (2h15) and Marseille (~3h) but an overnight is required for later flights.
- The unusually many smaller / low-cost airports of Beziers, Carcassonne, Montpellier, Nimes, and Perpignan, offer additional options.
- Last train from the Beziers mainline is rather early at 6:20pm, though Fridays there's an 8:45pm bus, but at 35mins drive it's highly likely a volunteer could do late pickups, else a regular fixed day could be arranged.
On foot
- 5mins town center, weekly market, grocery, sushi
- 15mins station, 2 gyms, 2 organic shops, LIDL, small riverside park
- 20mins big supermarket
Nature
- eroded crags — 20mins
- small gorges with rock pools — 25mins also bus/bike
- lake surrounded by red earth — 30mins
- plateau with heather — 30mins
- beaches — 45mins
- big gorges — 50mins
Towns
- quite a few villages with restaurants, and cafes; further towns would probably only be occasional
- Beziers 35mins train/drive (canal locks)
- Pezenas 35mins drive (small, historic, antiques)
- Agde 55mins train/drive (small, canal)
- Narbonne 1h train/drive (small, canal)
- Montpellier 1h10 drive (city)
- Sete 1h10 train/drive (small, port)
- Carcassonne 1h30 train/drive (fortified)
Activities
- tennis, cinema (originals) — 10mins walk
- rock climbing 10mins bike or 30mins walk (driving for lots more)
- small bungee — 10mins
- beginner via ferrata — 10mins also 30mins bike
- small bungee — 10mins
- several hikes with loops starting from 15mins on lanes
- greenway starts 10mins bike, for 1h to the gorges/kayaking and up to 4h one-way (downhill return)
- at the gorges: kayaking/hikes — 25mins also bus
- at the lake: offroad e-scooters, SUP, canoe/kayak, wing surf/foil, sailing/catamaran, windsurfing — 30mins
- lots of mountain biking including from the door with several marked trails, the best really require a dropoff and/or pickup, but there's also the train up into the highlands
- lots of horse riding, including around the lake
Climate
Very hot and dry in summer so not too pleasant when out unless at water or in the forests. Despite the low elevation can get a day or two of snow in winter but generally fairly pleasant throughout allowing sitting in the sun and breezy outings, despite the countryside getting a bit dreary. The locals wear a coat, but I don't! (I've been based near a while.)
Costs
This is a preliminary evaluation and should not be considered complete, quite apart cutlery being missing, I've not evaluated work loads…
Of course includes access to everything, and anything for which the community fund is used, such as outings in the minibus, bikes, …? We all get to make suggestions and vote on its uses!
Includes a margin and runway, which if not used means a 5–15% rebate upon completion. Share cost will vary depending upon when purchased, the earliest pledges receive a discount, with costs going up later.
Whilst studios will likely be taken as dedicated units and so unavailable to fractional owners as share use (thus only if their owner's rental rate is paid), at least one prime room would be fractional.
Fractional use
- for annual rental use value of
€
you'd purchase €of shares - for a share purchase of
€
you'd have €0 rental use every year
The value of rental use may be used for any room or season, guaranteed to remain proportional amongst all shareholders. Return is based upon rental rates versus cost contributions, but if you don't normally stay at colivings this is unrealistic and you'll need to figure out your own maths.
Dedicated use
Unit purchase is 12⨯ the average month cost (i.e. full-time use), discounted around 15% as thanks for a larger stake getting works moving.
Return assumes rental for half the year at an annual average rate (higher may be possible) and occupancy (under 85%); if you were to use yourself only during peak or for more than half the year, return would be less.
Operations
Will always have 2 volunteers (whom may be members gaining extra time for their work, thus able to upgrade to a better room, or stay longer) with the responsbilities of common space and room changeover cleaning (optionally weekly with charge, else an option from a local cleaner), plus coordinating plans (weekly family meeting) and driving for outings. They may offer pickups and cooking (charged). There's 1 pod and 1 basic room reserved for staff, but this could be changed to 3 pods and thus include a cook.
There's also 2 pods retained for booking changover flexibility, however this, the staff and any spare capacity could be offered to anyone whom might be able to provide a good story/talk, interactive session, or teach something.
It is expected that the average stay will be one month, thus the average changeovers will be about one every other day, which given the rooms are mostly tiny, and common spaces efficiently laid out and fitted, is a fairly nominal amount of work between two. Volunteer changeover would ensure overlap to pass on knowledge, and maybe even permit 3 at times to ensure best training.
The property
Represents an ideal size for a coliving having a similar capacity as Circles in Barcelona (though they've got less private rooms and more dorm beds) or Surfbreak in Honolulu — yet with much better layout and facilities.😉
Space planning
With an exceptional 1:1 ratio of common space to accommodation this layout is pretty generous. Whilst more accommodation could be allocated, the number of people in common spaces might then start to feel squashed.
The property is not however big enough to operate as a public minihub, nor host events / gatherings. (Only with additional lot, see below.)
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.
All specifications for debate.
Positioning
On a small headland just above the town, with it's top floor sitting above other buildings (except those of the complex itself at the rear). Well angled, avoiding full-face south exposure so offering summer protection, yet still well exposed in winter, with sun all day from sunrise (all on north-east, best in summer) to sunset (all on south-west, best in winter), with units equally divided between both sides.
The only common space getting morning and evening sun would be the library. The ground floor only gets a glimpse of morning sun through its tiny east windows, but these could be enlarged. The lounge and dining would get afternoon sun, with the kitchen behind the dining so no sun but good light, and the workspace protected by an awning in summer. Evening sun would be across all common spaces.
Access is up some steps from the road, along a short stretch of lane before reaching the main gates, where one doubles back to the building. (With lot B, access would be directly from the steps.) There's an entrance door at the back up some steps openning onto the 1st floor, thus making direct access to rooms possible without crossing common spaces. Kitchen access involves going around the far end of the building down some steps. There'll be parking at the back with 3 spaces (currently much more), and more nearby.
History
A recently vacated (operator now has a new complex just up the lane) residential handicap teaching center (instituit medico-educational), comprising multiple buildings being sold as lots (rather than as a complete property like others on the candidate list, thus better value), so giving the owners a better chance to recoup their capital, as these properties generally have very low value otherwise, often becoming abandoned and wrecked.
Because it's only recently come onto the market the price is still relatively high, and frankly the lots are unlikely to sell so there's good potential for negotiation especially adding other lots at a later date. (See below.)
Works
Would be easily phased, and could commence with only slightly more capital than the purchase price. Almost fully functional delivery could be acheived with 180k capital, which excludes replacing the windows, and excluding a few rooms until enough members have bought-in.
Slabs appear to be max span beam-block (7.5m), or perhaps I-beams, so no load bearing walls greatly facilitating fitout.
The building is solid and operational with good roof, passable windows and shutters thus could be retained for sometime, floors are tile and whilst ugly would suffice in many areas (e.g. kitchen).
As the building requires very little prepatory works, and the vast majority of fitout is simple, a team could be almost exclusively volunteers, and whom would be offered a fair stipend plus activities. The option of paying better skilled e.g. eastern european workers is unncessary although would speed up delivery.
The only moderately complex section is removing a small (8m2) stairwell at the north-east corner, extending the slabs to fill it, this however would retain one load bearing wall, only needing the creation of one i-beam support. (20m2 of slab to support.) This is optional as the studio plans could be changed to work around.
Plumbing is concentrated in a few shared segements with wastes on the exterior, for which some digging may be required for connections, else interior spans.
All works can be phased, indeed could start on some initial rooms and spaces with only nominal capital beyond acquisition as all windows and some doors could be retained for soem time.
Expansion or alternative with lot B
99k for 680m2 (ad) comprising the south cluster of old buildings directly adjacent above the steps leading to the road, whilst cheaper is very haphazard and may not be possible to adequately place enough bedrooms if used for coliving alone, however is very suitable for multiple larger apartments in combination with the coliving building.
A combined approach would increase the capital requirements significantly, and reduce backing for the coliving which is required because the more significant stakes would be moved towards this lot, so could only be considered if:
- apartment owners also buy into the coliving with preference shares, e.g. €20k towards an apartment, €20 towards the coliving, and €20k towards fitout (actual costs would be lower but this would be required to commence) — probably unappealing even though I'd back it; studios would be removed from the coliving ensuring demand for apartments
- the cost of the lots reduces — seems unlikely it'll attract interest at current prices, but hasn't been on the market long; one building of ~600m2 at 100k or even 135k (target offer on €159k currently) is a good deal for the great mix of nearby nature and towns and semi-functional building(s) yet both for even €200k (currently €258k) is a bit of a stretch (especially compared to much bigger buildings in perhaps less appealing areas), whilst both for €175 would make sense and this lot could always be acquired later if unsold
- is haphazard split in 4 with multiple different levels; good stairwell annexe; lower garden section (50m2) could easily be covered increasing capacity
- 3 buildings side by side for ~150m2 on 4 floors, annexe of 30m2 on 2 floors, shed of 25m2; excellent south-east and south-west exposure but the south-east angle actually has very few/or small windows so some lintels would need enlarging/creating
- 130m2 of south-west garden on two levels, plus ~180m2 at north-east but where there'll be some parking
- in this scenario probably the lounge/cinema would be moved to this building and the workspace in the main building would be enalarged so also functioning as a minihub with public access
Other lots
- H 69k 700m2 of land for construction (requires approval) sits at the south-west corner, unlikely to sell (nobody wants to build a new home amongst a weird old complex, rather have a proper plot in the suburbs…) but if much cheaper would greatly improve the garden
- I 99k + J 109k; west 2 storey around 320m2 +60m2 annexe and 1000m2 garden
- (not listed) south roadside building; ~60m2; has steps at front of lot B with a nice 75m2 garden directly in front of B and high above the road (moderately busy); may end up at a low enough price to be worth adding
- a separate 250m2 building at 159k next to the entrance/parking
- a single storey 230m2 building at north, probably a hall, 900m2 garden; actually being split in 2 each 99k
Fitout and specifications
Should be functional but pleasant, we don't want that budget chipboard aesthetic! So we'll invest in a few finishes that uplift. Things we won't skimp on are those that get used most, so solid wood kitchen surfaces and desks plus good handles, hinges, taps, sockets, etc.
Ambient environment
The kitchen, main workspace and lounge with nice small speakers on proper audio systems (not silly home assistants), making lively gatherings possible across the ground floor though would usually only be one space at a time. 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 upstairs.
Whilst few of us are likely eco-warriors I beleive it's good to have a healthy environment, and as such reduced exposure to microplastics (artficial fibres), VOCs (foam mattresses), artificial perfumes, electrosmog, are all desireable. 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. Non-harsh lighting also has impact. Whilst office chairs could be an exception, they and sofas should however be possible to easily re-cover with natural fabrics.
Workspaces
Coworking desks will give ~1.4m per person with simple adjustable chairs, many having built-in USB-C (PD) sockets so adapters don't need to be dragged around nor clutter the place.
Tech
A professional system with multiple WiFi hotspots running on a dedicated power-over-ethernet backboneat, 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, Starlink could optionally be added for redundancy and as a choice for network diversity.
We prefer local face to face interaction and as such activities and outings will be written up on boards in a public space, however we shall also use an app to ensure everyone gets last-minute gathering and household notifications.
Heating and cooling
The house will predominantly be entirely electric, however attempts will be made to reduce resource use and consumption by virtue of our collectivity. Water tanks will be activated based on occupancy. The roof is ideal for solar so if there's unused budget it could be invested in panels.
During winter, convection heaters will provide a base ambient temperature, whilst radiant infrared panels will be used with presence sensors to boost this. Bedrooms would only have convection.
During summer the south-west 1st and 2nd floor may need to use roller blinds to block the sun, whilst ground floor has smaller windows and will benefit from a pergola and extension to protect it from undue direct exposure. Every room will have ceiling fans but There will be no A/Cs but it is possible some A/C may be desireable for the library.
Lounge
A wood stove for winter ambience. This room will also get winter evening sun. Will have double-glazed windows. Would accommodate everyone somewhat tighly on sofas and armchairs around the wall, or more comfortably with beanbags, all easily rearranged for films. A large TV screen and surround sound, could also be used as a party room with enough open space for dancing, or games on the floor.
Library
Great exposure east and west, with only nominal foot traffic through for the dorm. Would have 4 daybeds for work or reading/contemplation if the lounge and other areas are too busy.
Dining
A new build extension, may have to be part glasshouse/orangerie if planning restrictions apply. It's size accommodates everyone along a sequence of tables (may be moved outside), could safely be used for overflow/alternate work space, games, meetings, etc, without impinging dining space. In the summer it would be open to the garden. No convection heating, only IR panels (infrequent use). Would also have a bar for breakout breakfasts, plus a sofa that'd offer a little distance from the more lively areas whilst still remaining connected.
Kitchen
Ample fridge and work space for everyone, with multiple stations. A separate larder directly at the entrance door will avoid trying to get to badly placed cabinets. Multiple flow paths around the spaces with plenty of space to get past people. We will favour simple efficient equipment such as stainless steel. 2 dishwashers to ensure one caan be in use whilst another is being filled.
The initial layout considers that only a single connection to waste pipes is possible, if a new one were added the layout could be improved with work stations having a sink and hob each, however the effort of laying a great length of pipe isn't really worth it. At the least a pan filling tap could be added away from the sinks. Personally I quite like the way this mixes people up rather than isolating each independently.
Windows
All windows should be replaced, a not insignificant expense, but 8 will be blocked to provide ensuites, though some of these will have a porthole window. Those on the south-west will have roller blinds on the 1st and 2nd floors. All, including common spaces, will have integrated insect nets.
Bathrooms
Ensuites will have a sliding door, as in basic rooms they'll be just 80cm deep, whilst in better rooms they'll be 1m+. Sink in front of the door, with shower and toilet to left and right.
All WCs will be equipped with a bidet nozzle/douche and be wall mounted for facilitated cleaning. 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.
Security
Door locks will be basic relay latches, with manual opening from the inside thus no issue in case of power failure. Locks will operated by any contactless bank or transport card, or phone (with Express Mode), rather than requiring issuing a new card. To limit electrosmog readers would not be on indivdual bedroom rooms but at the end of each hallway, and at each external door. Video and PIR sensors will be used at common access points.
Flooring
Basic and plus bedrooms will use seagrass, whilst all other common spaces excepting kitchen and dining will use a more refined patterned/coloured sisal or seagrass. This is easily replaced and not unduly expensive to renew when worn, and even when worn doesn't look bad. Kitchen may retain existing tiling simply patched up, else is open to debate, oak would dampen noise, but tomettes (local hexagonal red tiles) would be more characterful outlasting abuse. Dining would be tomettes.
Bedrooms
All walls between bedrooms will use 2x25mm of plasterboard and wood fibre insultation on decoupled (double track) for improved acoustic damping. Corridor walls will be single track with less wood fibre.
Outer walls will not be insulated. All rooms will have a ceiling fan, but top floor rooms could also have ventilation extractors, with a roof outlet shared between two rooms