Castellas
property details
for a Hub House co-operative coliving project
#155 🥇94% PICK • €93k • historic • village • 1500m² complex • 24–30👥 • impressive big building in fab area
OKAY 🔨 effort
GOOD 🚌 transport
GOOD ✈️ access
GOOD 🛒 shops
OKAY 🏙 towns
GREAT 🧗 activities
GOOD ☀️ climate
GREAT ⛰️ nature
GREAT 🌷 garden
GREAT 🏠 building
OKAY ⛲️ hood
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Besseges, Cévennes — near Ales, (Nimes)
☃️2–10–18°☀️10☁️10 • 🍂13–24°☀️10☁️10
☃️2–10–18°☀️10☁️10 • 🍂13–24°☀️10☁️10
Compare all properties
Environment ✧ hills amongst windy rocky river valleys, scrubland and woods; hikes on doorstep
Services ✧ supermarket, shops, bars/resto, weekly market; nicer village 10mins, town 40mins
Access ✧ bus at door, station 10mins walk; Nimes 1h15, +airport 30mins shuttle; +train 3h Paris, 3h30 Barcelona
Dedicated units for full-time residence.
Area ✧ 
✦ most activities would not be around the village itself, but either on-property, or in the nearby areas; popping out for a coffee or bite is no issue in the village, yet much more pleasant hopping on the train/bus to the next, thus the appeal of the local village should only really be influenced by the fact that is has all that's needed
✦ the immediate countryside is not lush and lacks much variation, plus has major fire risks with dry conditions (followed by intense downpours at certain times of year), however the wider area within easy reach offers very impressive variety…
a quick train/bus/10min drive/30min bike to a much nicer village with several weekly markets (including organic), good cafes/retos, plus riding and easy kayak; and another village at 25mins thus 3 villages for nearby outings
✦ 5mins bike (20mins walk) is a guinguette/riverside cafe; whilst the river through the village is ugly, spots to splash are close both up and down river though unlikely adequate for an actual swim (requires driving)
✦ a stunning spot 30mins drive for hiking and splashing
✦ the Ardeche river with gorges and other locations down the Ceze are also 30mins, notably Les Vans, with good gorges and more kayaking/riding, plus great hikes, to 45mins for the famous Pont d'Arc and even more gorges
✦ other excursions would be an occasional daytrip at ~1h drive, for better mountain landscapes and some very nice small towns (Uzès, Andouze, Largentière), the Pont du Gard and the peak of Mont Lozere (nordic skiing)
✦ with a stopover for other sights to break the drive (from 1h30–2h), long days out bring Avignon, Ventoux, the beaches, Camargue etc into reach but these would be rare — coast is otherwise out of range, yet still possible as a two day trip staying over for those who really want it
several hiking circuits are possible on the hills either side of the river starting 15mins along lanes and climbing 450m; the GR44B passes the door and leads to an impressive chateau (1h biking); the nearest moderate peak (1300m) is 30mins drive, however can reach a 1000m summit in 2h30 biking entirely offroad climbing gradually with downhill all the way back ;) similarly there's a 2h route to the small town with return by train or along the road
✦ tennis 15mins walk; gym 10mins bike but mediocore(?) and outside the village
village promotes streetart
✦ minor wood pallet factory, and pile of old factory buildings, one now housing a bric-a-brac community repurposing space, and a micro-brewery(!)
the main town of Alès is pretty decent thanks to ongoing improvements including a new market hall in progress, and will be 40mins by train (5-times daily 1€) or car, versus 1h bus currently (last 6pm)
✦ the lovely little city of Nimes will be 1h15 which makes it just about plausible for a daytrip (and often also just 1€)
✦ access is good; from the station Nimes airport (+30mins shuttle; Ryanair) with year round service to Stansted, Brussels, plus seasonal to Luton, Dublin, Porto and Morocco; some further options including Lisbon from Montpellier (+1h train and shuttle) with most choice from Marseille (+1h15 train and shuttle; major lowcost hub) covering Poland, Portugal, Italy, Malta, Morocco, …
✦ Barcelona at ~5h door to door is best by train from €40, similar for Paris
property detail ↗︎
Has at the door: a station, shops, villages, nice countryside, plus a multitude of varied attractions closeby. Passable winter climate. France is a well served country with good infrastructure; the disadvantage is that the village is uninteresting, at the end of the rail line with a change to reach the mainline (Nîmes) not reopening until 2028 (decent bus until).
✦ most activities would not be around the village itself, but either on-property, or in the nearby areas; popping out for a coffee or bite is no issue in the village, yet much more pleasant hopping on the train/bus to the next, thus the appeal of the local village should only really be influenced by the fact that is has all that's needed
✦ the immediate countryside is not lush and lacks much variation, plus has major fire risks with dry conditions (followed by intense downpours at certain times of year), however the wider area within easy reach offers very impressive variety…
a quick train/bus/10min drive/30min bike to a much nicer village with several weekly markets (including organic), good cafes/retos, plus riding and easy kayak; and another village at 25mins thus 3 villages for nearby outings
✦ 5mins bike (20mins walk) is a guinguette/riverside cafe; whilst the river through the village is ugly, spots to splash are close both up and down river though unlikely adequate for an actual swim (requires driving)
✦ a stunning spot 30mins drive for hiking and splashing
✦ the Ardeche river with gorges and other locations down the Ceze are also 30mins, notably Les Vans, with good gorges and more kayaking/riding, plus great hikes, to 45mins for the famous Pont d'Arc and even more gorges
✦ other excursions would be an occasional daytrip at ~1h drive, for better mountain landscapes and some very nice small towns (Uzès, Andouze, Largentière), the Pont du Gard and the peak of Mont Lozere (nordic skiing)
✦ with a stopover for other sights to break the drive (from 1h30–2h), long days out bring Avignon, Ventoux, the beaches, Camargue etc into reach but these would be rare — coast is otherwise out of range, yet still possible as a two day trip staying over for those who really want it
several hiking circuits are possible on the hills either side of the river starting 15mins along lanes and climbing 450m; the GR44B passes the door and leads to an impressive chateau (1h biking); the nearest moderate peak (1300m) is 30mins drive, however can reach a 1000m summit in 2h30 biking entirely offroad climbing gradually with downhill all the way back ;) similarly there's a 2h route to the small town with return by train or along the road
✦ tennis 15mins walk; gym 10mins bike but mediocore(?) and outside the village
village promotes streetart
✦ minor wood pallet factory, and pile of old factory buildings, one now housing a bric-a-brac community repurposing space, and a micro-brewery(!)
the main town of Alès is pretty decent thanks to ongoing improvements including a new market hall in progress, and will be 40mins by train (5-times daily 1€) or car, versus 1h bus currently (last 6pm)
✦ the lovely little city of Nimes will be 1h15 which makes it just about plausible for a daytrip (and often also just 1€)
✦ access is good; from the station Nimes airport (+30mins shuttle; Ryanair) with year round service to Stansted, Brussels, plus seasonal to Luton, Dublin, Porto and Morocco; some further options including Lisbon from Montpellier (+1h train and shuttle) with most choice from Marseille (+1h15 train and shuttle; major lowcost hub) covering Poland, Portugal, Italy, Malta, Morocco, …
✦ Barcelona at ~5h door to door is best by train from €40, similar for Paris
property detail ↗︎
Property ✧
✦ compare with #336 in the Aveyron, on the edge of a lovely medieval town, far better condition with lots of land and farm buildings so suitable for full-time families, but twice the price, less adventurous surroundings and cooler (greener) climate
see advertisements for interior condition, which whilst bare (actually avoids work to strip and prepare) is structurally sound
✦ being sold by the association whom bought it in 2012 for 180k, thus there must've been a major rift amongst them for it to drop this low for dispoal asap
✦ went off market following an offer but since returned (likely difficult commercial mortgage)
✦ I actually visited a couple of years back and had a chat with the caretaker/cofounder having been interested to join, but didn't get a tour inside!
✦ the price drop recognises that property developers would face significant costs (by normal means using French artisans) to bring up to standards and remove the building restrictions, then able to divide into seperate units (not possible until requirements met, thus a loan would have to cover all works, instead of part coming from sales)
is a fairly significant project but risks are low, and can be reduced by transferring part of the effort and cost to dedicated units, thus the common/coliving areas could be fitout at a more reasonable scale, with works undertaken in phases
✦ the restrictions actually prevent habitation in the building, however realistically it would not be a problem during works as units or areas are completed; the restriction is to prevent rental on the market, and the entity that places the restrictions (a health authority) don't actually enforce it, but they or the mayor can get the prefecture involved (e.g. if rental contracts were being issued), the mayor would be beneficial to win over regardless
✦ as deeds for dedicated units could not be issued until the restrictions lifted, division into multiple units would have to be deferred under contract, however it would be my preference that deeds are not issued and that holdings are in a dedicated share class, but this is open to debate as the class will represent a significant holding (one third), they may define the legal structure
1000m2 south facing patio garden with a dozen plane trees 1000m2 rear raised veg garden (2nd floor with walkways across for access), backs directly up onto hill which is village land and has view across valley
✦ would easily support an outdoor auditorium with firepit, orangerie, sauna and plunge pool (possibly a full size pool), indoor auditorium/cinema, multiple workspaces and lounges, storage and possibly a music room/studio
✦ front faces south-south-west so has good winter sun exposure, whilst being slightly shaded by its trees during the summer, the ground floor by the terrace, and the 1st would probably gain a pergola, whilst the 2nd would retain its shutters
✦ access from three points: 1. steps down behind the church (which is just across, thus the bell will be somewhat loud, but hardly unusual) abd leading onto the end of the main street; 2. steps on the lane for car access, directly below the middle school and a bit past the gate, going down to the post office; 3. the lane itself which goes some distance before doubling back onto the road
200m2 of rear passageways
✦ the 1st floor has rear passageway access along the west half blocking light to the ground floor, but this could probably be removed
✦ as the ground floor only has rear windows on the east, it's use is limited, good for cinema/auditorium at west, central kitchen, dining/casual workspace would be at the open east end thus better lit
the shell is mainly clear and ready for refitting with only load bearing walls thus easy to fitout in sections delivering usability progressively, and comprising replacing windows and doors, floor coverings (in some cases), plumbing, and electricsplumbing could be internal but would involve piercing vaulted floors, or external
✦ roof appears in acceptable condition though at some point may need a revision
✦ the roof is ideal for solar, the cost of which would not be unduly significant if self-fit and could provide up to 100m2 with ease
building is at least 500m2 each on three floors, likely transformable as
✦ 1st floor: 10 cohousing flats at ~45m2 each (2 windows across, full depth to back), with terrace access and a property cost from €15k (€20–25k with common fitout, plus private fitout)
✦ 2nd floor: 14 coliving rooms a generous ~20m2 ensuite (some could have juliet balconies) and property cost of just €500/month (~€1500 with fitout, €18k dedicated); plus some pods 1:3/33% private–public ratio with a lounge on the 2nd floor having access to the back garden, and a library on the 1st
✦ this allocation effectively eliminates most of the 1st floor, reducing capital requirements by a third
9m deep 59m long
✦ 24 windows/doors on each side along its length (for 72 in total on the front but less at the rear), many are partly functional and only bedrooms and primary living spaces would actually need priority replacement
✦ 100m2 garages could be partly converted to orangerie
✦ 20m2 cottage
dedicated units would have some flexibility regarding size, but by default would likely be ~45m2 having accesss from the 1st floor balcony-terrace, via steps/a ramp up to it, they would each (likely) have a door and window at the front (south) and two small at the rear (could be enlarged as desired) but looking into the large retaining wall into the hill; this would permit a spacious room at the rear (but bathroom would not have a window), else a narrower double room plus a 2nd single/bunk bedroom or bathroom with window, the living space would be fairly generous bearing in mind many common spaces; if off-plan the co-op would take care of fitout, windows and doors would be required to use standard exterior finishes (aluminium) and shutters would likely be replaced with roller blinds
there may not be an internal staircase, access to the top floor may currently only be via a rear exterior staircase which also provides access to the garden, however this could be walled in and given a roof; the 1st floor may also lack stairs, having steps at the end of the terrace possibly enclosed as tall 2-storey orangerie would solve this
✦ the veg garden is a nice feature, however some of its land would be very desireable as an additional (probably mainly quiet) outdoor space, with the veg garden reduced to a kitchen garden; for those wishing to maintain organic gardens (at least some of the cohousing residents) it would be preferable for them to acquire a larger and thus more productive dedicated plot nearby which visitors could better participate in, though personally I think it better to have a partner programme with a local farmer
✦ the original plan included some nice details such as a climbing wall on one end of the building, but was overspecified in others, including a lift, partly for multigenerational accessibility but not required with units on the 1st floor accessed by ramp up (instead of steps)
is slightly above the village next to a middle school thus could have some noise at break time
✦ whilst the size of a hub and would have a full spread of facilities, it would only operate as a minihub as the village is the last before the mountains and there'd be low demand for public access coworking, nontheless good opportunity for infrequent events
✦ taxes will push the monthly contributions up a bit, but can be mitigated and is still likely to be easily considered excellent value
the property has been declared insalubrious possibly with a prohibtion of habitation likely only due to a lack of effective plumbing, unsealed doors and windows, and lack of heating; all of which can be rectified without undue effort (at least in part), however the specific details need confirming, nonetheless part use is unlikely to be an issue during works once the basics are in place; there is one exception being the balcony section along the front which might've been included and might need replacing but could be done so simply with wood
Best opportunity to date. Originally conceived to be a cohousing project but unrealised. Acquisition of this or any similar property would require only around 10× co-owners at €15–20k each (for 6 months fractional studio, or a dedicated studio without fitout) covering about half of capital. Also suitable for older age, though others better.
✦ compare with #336 in the Aveyron, on the edge of a lovely medieval town, far better condition with lots of land and farm buildings so suitable for full-time families, but twice the price, less adventurous surroundings and cooler (greener) climate
see advertisements for interior condition, which whilst bare (actually avoids work to strip and prepare) is structurally sound
✦ being sold by the association whom bought it in 2012 for 180k, thus there must've been a major rift amongst them for it to drop this low for dispoal asap
✦ went off market following an offer but since returned (likely difficult commercial mortgage)
✦ I actually visited a couple of years back and had a chat with the caretaker/cofounder having been interested to join, but didn't get a tour inside!
✦ the price drop recognises that property developers would face significant costs (by normal means using French artisans) to bring up to standards and remove the building restrictions, then able to divide into seperate units (not possible until requirements met, thus a loan would have to cover all works, instead of part coming from sales)
is a fairly significant project but risks are low, and can be reduced by transferring part of the effort and cost to dedicated units, thus the common/coliving areas could be fitout at a more reasonable scale, with works undertaken in phases
✦ the restrictions actually prevent habitation in the building, however realistically it would not be a problem during works as units or areas are completed; the restriction is to prevent rental on the market, and the entity that places the restrictions (a health authority) don't actually enforce it, but they or the mayor can get the prefecture involved (e.g. if rental contracts were being issued), the mayor would be beneficial to win over regardless
✦ as deeds for dedicated units could not be issued until the restrictions lifted, division into multiple units would have to be deferred under contract, however it would be my preference that deeds are not issued and that holdings are in a dedicated share class, but this is open to debate as the class will represent a significant holding (one third), they may define the legal structure
1000m2 south facing patio garden with a dozen plane trees 1000m2 rear raised veg garden (2nd floor with walkways across for access), backs directly up onto hill which is village land and has view across valley
✦ would easily support an outdoor auditorium with firepit, orangerie, sauna and plunge pool (possibly a full size pool), indoor auditorium/cinema, multiple workspaces and lounges, storage and possibly a music room/studio
✦ front faces south-south-west so has good winter sun exposure, whilst being slightly shaded by its trees during the summer, the ground floor by the terrace, and the 1st would probably gain a pergola, whilst the 2nd would retain its shutters
✦ access from three points: 1. steps down behind the church (which is just across, thus the bell will be somewhat loud, but hardly unusual) abd leading onto the end of the main street; 2. steps on the lane for car access, directly below the middle school and a bit past the gate, going down to the post office; 3. the lane itself which goes some distance before doubling back onto the road
200m2 of rear passageways
✦ the 1st floor has rear passageway access along the west half blocking light to the ground floor, but this could probably be removed
✦ as the ground floor only has rear windows on the east, it's use is limited, good for cinema/auditorium at west, central kitchen, dining/casual workspace would be at the open east end thus better lit
the shell is mainly clear and ready for refitting with only load bearing walls thus easy to fitout in sections delivering usability progressively, and comprising replacing windows and doors, floor coverings (in some cases), plumbing, and electricsplumbing could be internal but would involve piercing vaulted floors, or external
✦ roof appears in acceptable condition though at some point may need a revision
✦ the roof is ideal for solar, the cost of which would not be unduly significant if self-fit and could provide up to 100m2 with ease
building is at least 500m2 each on three floors, likely transformable as
✦ 1st floor: 10 cohousing flats at ~45m2 each (2 windows across, full depth to back), with terrace access and a property cost from €15k (€20–25k with common fitout, plus private fitout)
✦ 2nd floor: 14 coliving rooms a generous ~20m2 ensuite (some could have juliet balconies) and property cost of just €500/month (~€1500 with fitout, €18k dedicated); plus some pods 1:3/33% private–public ratio with a lounge on the 2nd floor having access to the back garden, and a library on the 1st
✦ this allocation effectively eliminates most of the 1st floor, reducing capital requirements by a third
9m deep 59m long
✦ 24 windows/doors on each side along its length (for 72 in total on the front but less at the rear), many are partly functional and only bedrooms and primary living spaces would actually need priority replacement
✦ 100m2 garages could be partly converted to orangerie
✦ 20m2 cottage
dedicated units would have some flexibility regarding size, but by default would likely be ~45m2 having accesss from the 1st floor balcony-terrace, via steps/a ramp up to it, they would each (likely) have a door and window at the front (south) and two small at the rear (could be enlarged as desired) but looking into the large retaining wall into the hill; this would permit a spacious room at the rear (but bathroom would not have a window), else a narrower double room plus a 2nd single/bunk bedroom or bathroom with window, the living space would be fairly generous bearing in mind many common spaces; if off-plan the co-op would take care of fitout, windows and doors would be required to use standard exterior finishes (aluminium) and shutters would likely be replaced with roller blinds
there may not be an internal staircase, access to the top floor may currently only be via a rear exterior staircase which also provides access to the garden, however this could be walled in and given a roof; the 1st floor may also lack stairs, having steps at the end of the terrace possibly enclosed as tall 2-storey orangerie would solve this
✦ the veg garden is a nice feature, however some of its land would be very desireable as an additional (probably mainly quiet) outdoor space, with the veg garden reduced to a kitchen garden; for those wishing to maintain organic gardens (at least some of the cohousing residents) it would be preferable for them to acquire a larger and thus more productive dedicated plot nearby which visitors could better participate in, though personally I think it better to have a partner programme with a local farmer
✦ the original plan included some nice details such as a climbing wall on one end of the building, but was overspecified in others, including a lift, partly for multigenerational accessibility but not required with units on the 1st floor accessed by ramp up (instead of steps)
is slightly above the village next to a middle school thus could have some noise at break time
✦ whilst the size of a hub and would have a full spread of facilities, it would only operate as a minihub as the village is the last before the mountains and there'd be low demand for public access coworking, nontheless good opportunity for infrequent events
✦ taxes will push the monthly contributions up a bit, but can be mitigated and is still likely to be easily considered excellent value
the property has been declared insalubrious possibly with a prohibtion of habitation likely only due to a lack of effective plumbing, unsealed doors and windows, and lack of heating; all of which can be rectified without undue effort (at least in part), however the specific details need confirming, nonetheless part use is unlikely to be an issue during works once the basics are in place; there is one exception being the balcony section along the front which might've been included and might need replacing but could be done so simply with wood
towards ownership and use in any property
email jacob@hub.house, or join the Whatsapp group