6 Fleur de Lys
property details · for a Hub House co-operative coliving project
#231 🥉86% €30k • typical • village • 310–395m² of satellite for fitout • haphazard buildings
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Conques sur Orbiel, southern France — near Carcassonne, Narbonne, (Beziers) Google map
☃️4–10–18°☀️3☁️5 • 🍂14–24°☀️4☁️3
Environment: vineyard valley, hills with good hikes close; 1h beach
Services: bakery and minimart 10mins walk, resto; hypermarket 10 bus
Access: station 10mins drive/bus, 5h30 Paris changing or night train, Barcelona 3h30; airport 20mins drive
Regional
Local/Cadastral
Area ✧ town is just 10mins drive / 30mins bike / 15mins regular bus, but slow return (last 6pm); just 10mins to hypermarket and organic shop with a 45min turnaround (market day in town is better!)
✦ climate is barely passable off peak yet lovely in summer and decent otherwise, but has frequent winds much of the year (the Cers from the west)
decent location to radiate out from though bus is mildly annoying thus own minibus would still be good
✦ by bike there's a quite a number of things to do which eliminates the need for driving, Lastours ruins just 30mins, underground caves, book village, abbeys, paper mill, …
✦ driving puts more villages plus hills in 20–40mins
✦ I used to live in the town and though Carca is not exactly magnetic depsite the initial attractions of its impressive fort, it is very pleasant and one can easily sit and chill in cafes, eat good food, and stroll about, whilst also having moderate adventures … and reach the coast
✦ the countryside is unremarkable but has decent variety from bits of jagged hills with views, to chestnut forest and valleys and of course lots of vineyards
✦ daytrips add a bit more variety
✦ there's no nice wild swimming spots though the beach is 1h so in summer that'd be a daytrip, and Carcassonne does have a resevoir in lovely location with beaches just 15mins drive, with sup/teleski/wakeboard but quite busy in summer, or 30mins to a small lake for sup and sailing (good wind!)
✦ there's also kayak and sup much of the year on the river which is fairly tame but possible for long distance and 25mins drive
✦ Limoux is just 30mins drive, whilst Revel, Castelnaudry, Mirepoix, Narbonnes all around 45mins, Beziers and even Castres 1h, thus no shortage of town outings with detours on the way
✦ Quillan is also 1h for some more impressive scenery and wild river for rafting in the lower Pyrenees, but the higher mountains are too far
village is essentially a dead suburb with no square nor even bar, there is a decent resto/bar next to the minimart plus a pizzier and bakery (or 5mins bike is an organic bakery)
✦ easy to pop out so hardly a big deal except in evening which would require driving/biking
✦ some green space across the road and along the river where there's a tennis court, also a bit more 5mins walk above the football fields
✦ some easy strolls from the door partly along vineyard lanes or tracks to the hills in 30mins; swimming spot 15mins bike, plus decent biking trails start here; hikes start 15mins walk but better with 5mins dropoff, canal 20mins bike
✦ 'mountain' 50mins bike/20mins drive, of which there's essentially 2 either south or north thus interesting rides a pretty hefty round trip without pickup
the village has been continually expanding its suburbs with new homes for the past 20+ years so it's not improbably that a cafe or something could open in the centre
✦ suffered a major flood in 2018 resulting in the construction of a new school as the old was destroyed, thus new homes support finances
possible to reach Toulouse in 1h20 for 11am changing from bus but better with a dropoff as then good for daytrip at 1h
✦ direct Barcelona train may be reintroduced but currently involves a change
✦ the airport is quite good for nomad connections (I used to fly to Porto quite regularly for Lisbon)
property detail ↗︎
✦ climate is barely passable off peak yet lovely in summer and decent otherwise, but has frequent winds much of the year (the Cers from the west)
decent location to radiate out from though bus is mildly annoying thus own minibus would still be good
✦ by bike there's a quite a number of things to do which eliminates the need for driving, Lastours ruins just 30mins, underground caves, book village, abbeys, paper mill, …
✦ driving puts more villages plus hills in 20–40mins
✦ I used to live in the town and though Carca is not exactly magnetic depsite the initial attractions of its impressive fort, it is very pleasant and one can easily sit and chill in cafes, eat good food, and stroll about, whilst also having moderate adventures … and reach the coast
✦ the countryside is unremarkable but has decent variety from bits of jagged hills with views, to chestnut forest and valleys and of course lots of vineyards
✦ daytrips add a bit more variety
✦ there's no nice wild swimming spots though the beach is 1h so in summer that'd be a daytrip, and Carcassonne does have a resevoir in lovely location with beaches just 15mins drive, with sup/teleski/wakeboard but quite busy in summer, or 30mins to a small lake for sup and sailing (good wind!)
✦ there's also kayak and sup much of the year on the river which is fairly tame but possible for long distance and 25mins drive
✦ Limoux is just 30mins drive, whilst Revel, Castelnaudry, Mirepoix, Narbonnes all around 45mins, Beziers and even Castres 1h, thus no shortage of town outings with detours on the way
✦ Quillan is also 1h for some more impressive scenery and wild river for rafting in the lower Pyrenees, but the higher mountains are too far
village is essentially a dead suburb with no square nor even bar, there is a decent resto/bar next to the minimart plus a pizzier and bakery (or 5mins bike is an organic bakery)
✦ easy to pop out so hardly a big deal except in evening which would require driving/biking
✦ some green space across the road and along the river where there's a tennis court, also a bit more 5mins walk above the football fields
✦ some easy strolls from the door partly along vineyard lanes or tracks to the hills in 30mins; swimming spot 15mins bike, plus decent biking trails start here; hikes start 15mins walk but better with 5mins dropoff, canal 20mins bike
✦ 'mountain' 50mins bike/20mins drive, of which there's essentially 2 either south or north thus interesting rides a pretty hefty round trip without pickup
the village has been continually expanding its suburbs with new homes for the past 20+ years so it's not improbably that a cafe or something could open in the centre
✦ suffered a major flood in 2018 resulting in the construction of a new school as the old was destroyed, thus new homes support finances
possible to reach Toulouse in 1h20 for 11am changing from bus but better with a dropoff as then good for daytrip at 1h
✦ direct Barcelona train may be reintroduced but currently involves a change
✦ the airport is quite good for nomad connections (I used to fly to Porto quite regularly for Lisbon)
property detail ↗︎
Property ✧ dropped again 40<50<56<66 may even accept 25k
✦ not as small as it looks as more behind, the only notable feature would be a roof terrace at the back with a passable view, connecting library-lounge, and orangerie/conservatory for winter, but with a wood fire it'd remain cosy
absurdly good value for its size and even condition, however for only a bit more a much better location is #320 at the base of the Pyrenees, having a station at the door, albeit smaller and no roof terrace (possible but more work)
the main reason for the price is simply that the village flooded in 2018 (and 1999, so about every 20 years), this house is one of the last on the edge of the risk zone, but is set slightly lower than the road and other buildings, having a flood level risk over 80cm, indeed it's windows at one section are level with the road; not a major issue as only the top half need be opening, and doorways at the very simplest like everyone can use simple slot-in flood boards (installed at the time warnings are issued), else could open outwards† with complete seals
✦ considering its proximity to Carca, would still be good value for a slow cheap renovation acheiving moderate capacity albeit few good bedrooms and mostly attic pods
parcel of 253m2 #0071
✦ 200m2 usable
✦ 85m2 convertible attics
✦ 110m2 annexe/garage
target 15 beds; min 8 rooms some ensuite, min 7 pods
✦ half in the attic
✦ this would actually leave tons of common spaces
ground
✧ kitchen (separate)
✧ dining (open to stairs)
✧ focus workspace ~12+ desks
✧ large living room with high ceiling; no view but part of roof would be replaced with skylights catching sun all day
✧ shed/storage/pantry/laundry
✦ 1st
✧ 3 double ensuite bedrooms with the front windows, and above the garage
✧ 2 basic bedrooms (north-east)
✧ 2 showers (rear of garage)
✧ library onto the roof terrace with orangerie and mini kitchen/breakfast bar
✦ attic
✧ 1/2 showers
✧
difficult to do good space planning due to being in 5 parts with lots of walls dividing it up
✦ there are however a number of decent sized spaces
✦ main windows are north onto a junction a couple east onto an alley that has a tall building overlooking thus no light, planning would therefore have to be quite creative
✦ the front entrance would be changed to open outwards, the wall raised with steps over from the far corner, a bench and some decorative garden with climbing plants 20m2 north-west corner *3 =60 55m2 north-east/main *3 165
✧ ground floor west side is passage leading to stairs at back with window, the partion wall on left could be removed to open up, on right it is the load bearing wall of the west segments with a doorway into each 30m2 east (garage) =30m2; 7.8m deep by 2.8m wide
✧ ground is 10m deep with a full width arch in the wall it crosses; at the road is higher than other floors, sloping down to the rear, thus would have step every few metres to level into 3 sections; the section outside the building shell is part covered by glass tiles which would need to be replaced with a skylight and would possibly have the lower stairs moved into it to provide access from the main space as there doesn't appear to be any thus the arch would probably be given a glass wall to isolate the workspace
✧ 1st is ~22m2 20m2 west centre *2 =40
✧ 1st will need new openings/lintels to the roof terrace, ideally large as this will be the space with the most light 40m2 south extension *2
✦ would remove roof and make a south-facing terrace over the entire structure, else more easily over only half making part of the half an orangerie
the north/front is on a road junction that gets busy at rush hour but no other times as is minor
✦ all windows need replacing but some temporarily would suffice with quick repairs, door also; some new lintels would probably be required, and it might be worthwhile to make some windows into juliet balconies for better light
✦ the roofs are only passable, all the tiles could at a minimum do with a jetwash; there is a small section where some rafters need replacing but there's a plank layer so some tiles will need lifting and relaying, in reality several sections of roof need to be relaid with new timber, and as each roof is not too large this could be done gradually on priority
✦ some of the interior features such as tomettes and decorative cement floor tile could be retained
✦ the flood appears to have required removing wall panelling which is a pity, but all walls would be stripped and possibly left with visible stonework pointed in lime properly
†doors opening outward would prevent escape during a flood, however it'd be easy to add steps down from the roof terrace, plus high water is only brief and subsides quickly
✦ not as small as it looks as more behind, the only notable feature would be a roof terrace at the back with a passable view, connecting library-lounge, and orangerie/conservatory for winter, but with a wood fire it'd remain cosy
absurdly good value for its size and even condition, however for only a bit more a much better location is #320 at the base of the Pyrenees, having a station at the door, albeit smaller and no roof terrace (possible but more work)
the main reason for the price is simply that the village flooded in 2018 (and 1999, so about every 20 years), this house is one of the last on the edge of the risk zone, but is set slightly lower than the road and other buildings, having a flood level risk over 80cm, indeed it's windows at one section are level with the road; not a major issue as only the top half need be opening, and doorways at the very simplest like everyone can use simple slot-in flood boards (installed at the time warnings are issued), else could open outwards† with complete seals
✦ considering its proximity to Carca, would still be good value for a slow cheap renovation acheiving moderate capacity albeit few good bedrooms and mostly attic pods
parcel of 253m2 #0071
✦ 200m2 usable
✦ 85m2 convertible attics
✦ 110m2 annexe/garage
target 15 beds; min 8 rooms some ensuite, min 7 pods
✦ half in the attic
✦ this would actually leave tons of common spaces
ground
✧ kitchen (separate)
✧ dining (open to stairs)
✧ focus workspace ~12+ desks
✧ large living room with high ceiling; no view but part of roof would be replaced with skylights catching sun all day
✧ shed/storage/pantry/laundry
✦ 1st
✧ 3 double ensuite bedrooms with the front windows, and above the garage
✧ 2 basic bedrooms (north-east)
✧ 2 showers (rear of garage)
✧ library onto the roof terrace with orangerie and mini kitchen/breakfast bar
✦ attic
✧ 1/2 showers
✧
difficult to do good space planning due to being in 5 parts with lots of walls dividing it up
✦ there are however a number of decent sized spaces
✦ main windows are north onto a junction a couple east onto an alley that has a tall building overlooking thus no light, planning would therefore have to be quite creative
✦ the front entrance would be changed to open outwards, the wall raised with steps over from the far corner, a bench and some decorative garden with climbing plants 20m2 north-west corner *3 =60 55m2 north-east/main *3 165
✧ ground floor west side is passage leading to stairs at back with window, the partion wall on left could be removed to open up, on right it is the load bearing wall of the west segments with a doorway into each 30m2 east (garage) =30m2; 7.8m deep by 2.8m wide
✧ ground is 10m deep with a full width arch in the wall it crosses; at the road is higher than other floors, sloping down to the rear, thus would have step every few metres to level into 3 sections; the section outside the building shell is part covered by glass tiles which would need to be replaced with a skylight and would possibly have the lower stairs moved into it to provide access from the main space as there doesn't appear to be any thus the arch would probably be given a glass wall to isolate the workspace
✧ 1st is ~22m2 20m2 west centre *2 =40
✧ 1st will need new openings/lintels to the roof terrace, ideally large as this will be the space with the most light 40m2 south extension *2
✦ would remove roof and make a south-facing terrace over the entire structure, else more easily over only half making part of the half an orangerie
the north/front is on a road junction that gets busy at rush hour but no other times as is minor
✦ all windows need replacing but some temporarily would suffice with quick repairs, door also; some new lintels would probably be required, and it might be worthwhile to make some windows into juliet balconies for better light
✦ the roofs are only passable, all the tiles could at a minimum do with a jetwash; there is a small section where some rafters need replacing but there's a plank layer so some tiles will need lifting and relaying, in reality several sections of roof need to be relaid with new timber, and as each roof is not too large this could be done gradually on priority
✦ some of the interior features such as tomettes and decorative cement floor tile could be retained
✦ the flood appears to have required removing wall panelling which is a pity, but all walls would be stripped and possibly left with visible stonework pointed in lime properly
†doors opening outward would prevent escape during a flood, however it'd be easy to add steps down from the roof terrace, plus high water is only brief and subsides quickly
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