Villa Belle Vue
property details
for a Hub House co-operative coliving project
#251 🥇86% REJECT • €230k • typical • village • 550m² mini-hub • 17👤28👥 • tatty streamfront studio complex in decent village below mountain
OKAY 🔨 effort
GOOD 🚌 transport
GOOD ✈️ access
GOOD 🛒 shops
OKAY 🏙 towns
GOOD 🧗 activities
GREAT ☀️ climate
GOOD ⛰️ nature
GOOD 🌷 garden
GOOD 🏠 building
GOOD ⛲️ hood
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Amelie-les-Bains, Catalogne nord — near Perpignan
☃️4–12–20°☀️10☁️10 • 🍂16–24°☀️9☁️9
☃️4–12–20°☀️10☁️10 • 🍂16–24°☀️9☁️9
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Environment ✧ valley with scrub hills and gorges, big mountain; hikes on doorstep; beaches 45mins
Services ✧ all, supermarket 20mins walk
Access ✧ station 1h bus, +Barcelona 1h30 / Paris 5h
Dedicated units for full-time residence.
Area ✧ excellent microclimate with lots of sun throughout winter as is the last valley of France next to the Spanish border, however this is problematic during summer with droughts and high temperatures (but not as bad as Spain or the coast)
✦ is the only large village in the area being near the top of its valley partly isolated by surrounding mountains (the famous Canigou)
✦ has tourism year-round mainly hosting thermal curists, with a decent number of shops, cafes, restaurants, markets, plus a fablab/cultural centre, and more nearby such as a sports complex/gym, an old mill with artists studios and public events
✦ some quite pleasant green spaces along the river good for a stroll, sports, or just lounging around, one section has a line of palm trees, but the river itself is spoiled by a very ugly section of roadway, further up it becomes wild
✦ 30mins bike / 15mins bus is the pretty touristic village of Ceret with great night market in summer
✦ hikes from door; several 2h+ climbs to 1400m; many huts for multi-day including for the peak of Canigou (2700m) or secret hotsprings
✦ further up the mountain the scrub woods give way to forest and bluffs but the immediate countryside whilst pleasant might be considered a bit bland especially off season
✦ both sand and rocky beaches at Argeles and Collioure quite doable for daytrips in 45mins drive
✦ mountain biking is hard from the door, min 500m constant climbing but downhill return, otherwise 20mins on lanes, one gradual climb reaching 1000m; 10–25min dropoff gives better rides down into the foothills with many trails and suitable for beginners, returning 30mins along the old railway
✦ nice tennis 10mins walk next to river; horse riding 10mins bike; small natural lake for SUP 25mins drive
✦ somewhat scarce water and swimming in the river is not allowed (due to cyanobacteria) though not really an issue higher up; there's a wild splashing spot 30mins walk
✦ good canyoning
✦ 10mins drive away is the narrowest deepest gorge in the world, which has been closed for years due to a landslide but is purportedly reopening 2026 (despite a €25m cost)
✦ just annouced in Oct [news, official] after being mooted as a 5* hotel, the old military thermal hospital directly opposite has been sold for redevelopment into a (private) sports academy (seems a bit odd) with 250 students focussed on basketball, football, rugby as well as related activities (journalism, coaching, …); will balance the population well, supporting local shops and resturants; works are apparently commencing in June, indeed I bumbped into some planners whilst looking around the grounds
Perpignan is the only town in striking distance, it is a good size and moderately lively, and at 45mins drive is fine for occasional outings
✦ whilst the bus is hourly and only €1, with inbound busses taking 1h (last 7:30pm), the outbound takes 1h15 then it's a further 15mins walk into the centre from the station so it doesn't offer an escape and would only be for access; in the opposite direction it goes to the next village which is usefuly for hikes and there's well timed 5min changes to go to several more remote locations for hiking
✦ train is super for Barcelona and good for changes to northern europe through Lille/Paris; the 7am departure from London arrives in time for the last bus but is a bit labourious mainly due to a 1h30 change in Lille, the 6am changing in Paris arrives at 4pm
✦ the airport has an hourly bus taking 35mins from the station, its Lisbon route was recently removed but may return for winters, London-Stansted seasonally
✦ Barcelona provides the best flight options (metro>TGV>bus)
✦ is the only large village in the area being near the top of its valley partly isolated by surrounding mountains (the famous Canigou)
✦ has tourism year-round mainly hosting thermal curists, with a decent number of shops, cafes, restaurants, markets, plus a fablab/cultural centre, and more nearby such as a sports complex/gym, an old mill with artists studios and public events
✦ some quite pleasant green spaces along the river good for a stroll, sports, or just lounging around, one section has a line of palm trees, but the river itself is spoiled by a very ugly section of roadway, further up it becomes wild
✦ 30mins bike / 15mins bus is the pretty touristic village of Ceret with great night market in summer
✦ hikes from door; several 2h+ climbs to 1400m; many huts for multi-day including for the peak of Canigou (2700m) or secret hotsprings
✦ further up the mountain the scrub woods give way to forest and bluffs but the immediate countryside whilst pleasant might be considered a bit bland especially off season
✦ both sand and rocky beaches at Argeles and Collioure quite doable for daytrips in 45mins drive
✦ mountain biking is hard from the door, min 500m constant climbing but downhill return, otherwise 20mins on lanes, one gradual climb reaching 1000m; 10–25min dropoff gives better rides down into the foothills with many trails and suitable for beginners, returning 30mins along the old railway
✦ nice tennis 10mins walk next to river; horse riding 10mins bike; small natural lake for SUP 25mins drive
✦ somewhat scarce water and swimming in the river is not allowed (due to cyanobacteria) though not really an issue higher up; there's a wild splashing spot 30mins walk
✦ good canyoning
✦ 10mins drive away is the narrowest deepest gorge in the world, which has been closed for years due to a landslide but is purportedly reopening 2026 (despite a €25m cost)
✦ just annouced in Oct [news, official] after being mooted as a 5* hotel, the old military thermal hospital directly opposite has been sold for redevelopment into a (private) sports academy (seems a bit odd) with 250 students focussed on basketball, football, rugby as well as related activities (journalism, coaching, …); will balance the population well, supporting local shops and resturants; works are apparently commencing in June, indeed I bumbped into some planners whilst looking around the grounds
Perpignan is the only town in striking distance, it is a good size and moderately lively, and at 45mins drive is fine for occasional outings
✦ whilst the bus is hourly and only €1, with inbound busses taking 1h (last 7:30pm), the outbound takes 1h15 then it's a further 15mins walk into the centre from the station so it doesn't offer an escape and would only be for access; in the opposite direction it goes to the next village which is usefuly for hikes and there's well timed 5min changes to go to several more remote locations for hiking
✦ train is super for Barcelona and good for changes to northern europe through Lille/Paris; the 7am departure from London arrives in time for the last bus but is a bit labourious mainly due to a 1h30 change in Lille, the 6am changing in Paris arrives at 4pm
✦ the airport has an hourly bus taking 35mins from the station, its Lisbon route was recently removed but may return for winters, London-Stansted seasonally
✦ Barcelona provides the best flight options (metro>TGV>bus)
Property ✧ visted 24/4/24, video
✦ with several minus points, whilst not notable individually, the combination makes the property sufficiently unappealing, thus is not a pick, nontheless if sufficient backers for dedicated studios are interested it could become one
down 440k > 330k > 297k > 245k, also advertised direct; had an offer in Jan by a developer doing a large hotel but returned to market as they can't free their funds until that is finished; some increase in interest due the college which will start to push prices up if not on this and would probably accept 275k
✦ difficult candidate as not enough dedicated to cover acquisition, only about half thus remainder would have to be large fractional stakes
✦ was 21 (small) studios and rooms, most having balconies(!), many covered which could be beautifully decorated with cilmbing plants and hanging lanterns, but also converted to a wonderful quiet work bar… the streamfront/east views/outlook are really good
with limited activities closeby would be more inward, but would function as a good minihub for members offering good rooms, multiple spaces for socialising and work but without public access
minus points:
✦ some minor termite intrusions, mostly in the ground (is blockwork so no risk) -- apparently normal and nominal to resolve but I'm not entirely convinced
✦ asbestos-vinyl tiles on several floors, the quick solution to this is simply lay a new floor over but should then be careful to never pierce, otherwise €50–150/m2 to remove
✦ the owner has/will divide the terrace and lower extension to keep 4 studios, negotiating to include would raise the price too much, but is an option for those wanting dedicated and to acquire
✦ tax is €8000/year though probably slightly lower as this likely includes the part that will be seperated; nonetheless this is on the expensive side being about €50/each/month in monthly contributions (in Saint Ambroix the same rate covers 800m2 / 30% lower)
wrongly advertised as 800m2
the main building is in good shape, and other than fitout most simply needs painting with hanging ceilings removing; part of the dormer walls need replastering as is crumbling
✦ the extension is in poor shape and it's roof the terrace needs re-sealing, though as rain is rare this probably needn't be a priority; the interior walls need stripping of plaster as it is crumbling, and re-finishing
quiet area with few neighbours at top of stream, looking up to thermal station and gorge
✦ a pedestrian bridge passes by the terrace and crosses to the future parking the sports academy, but hidden behind lots of old plane trees
a modern extension below the two buildings spanning their backs having 2 floors with 5 10m2 studios, but only 3 would be included corresponding to those directly below the building
220m2 of outdoors shaded by trees, split in 3, with 65m2 of terrace at the basement of the main building, then the garden is 160m2 split with the upper/first section in front of the ground floor (/3rd basement), and a retaining wall with ?? above the stream; a sauna and plunge pool would be likely additions, with the terrace gettign a bbq, possibly a small firepit and maybe an orangerie for the winter plus creating some privacy from the footbridge
✦ 4 streetfront windows, 5 streamfront
slightly beaten up yet solid though needs complete refit and potentially resealing the terrace, some partitions have already been removed; most of the windows and doors have broken panes but could be temporarily usable though all will need replacing (more expensive that most other properties given as they're mostly doors
✦ would provide excellent mix of common spaces with 2 distinct outdoor spaces on different levels
✦ the stream is not really accessible below a stone retaining wall, with iron sewer pipe hanging in front of it
✦ garden and property are shaded morning and evening, however the public streamfront on the other side does catch some evening sun and offers nice outdoor space
the building is divided horizontally by a load carrying wall, with no others thus ideal for optimum space use so despite its limited size, it can fit enough rooms to bring the cost back down to average
✧ lowest floor/3rd basement would be common lively lounge-work spaces; probably has 3 load bearing walls dividing it which would thus lintels if joined, nonetheless would be fine partly divided
✧ 2nd basement would be 3 studios with balconies overlooking the stream
✧ 1st basement kitchen and dining onto terrace
✦ ground: street: storage, 1 double, stream: 1 studio (4.5*4.2 = 18m2), 1 double, 1 single
✦ 1st (tall): street: 1 studio, 1 single, 1 double; stream: 2 singles with balcony, 4 pods with balcony
✦ 2nd: street: 2 doubles, library, stream: library/focus, 1 double, 2 singles
✦ 3rd/attic: street: 1 double; 6 pods and library
5 studios, 7 doubles/plus, 6 singles/basic, 2 dorms with 10 pods
the extension basements are accessed via a very awkward narrow staircase at its back, and the garden is accessed via a staircase from the terrace that winds around one of the bridge supports and could be prettied up nicely, and thus offers an alternate access to the common spaces
this and the smaller adjoining building (square balconies) were bought end of 2001 for 280k, that one has been fully renovated with 8 apartments on long-term rental, the top one belongs to the owner
✦ with several minus points, whilst not notable individually, the combination makes the property sufficiently unappealing, thus is not a pick, nontheless if sufficient backers for dedicated studios are interested it could become one
down 440k > 330k > 297k > 245k, also advertised direct; had an offer in Jan by a developer doing a large hotel but returned to market as they can't free their funds until that is finished; some increase in interest due the college which will start to push prices up if not on this and would probably accept 275k
✦ difficult candidate as not enough dedicated to cover acquisition, only about half thus remainder would have to be large fractional stakes
✦ was 21 (small) studios and rooms, most having balconies(!), many covered which could be beautifully decorated with cilmbing plants and hanging lanterns, but also converted to a wonderful quiet work bar… the streamfront/east views/outlook are really good
with limited activities closeby would be more inward, but would function as a good minihub for members offering good rooms, multiple spaces for socialising and work but without public access
minus points:
✦ some minor termite intrusions, mostly in the ground (is blockwork so no risk) -- apparently normal and nominal to resolve but I'm not entirely convinced
✦ asbestos-vinyl tiles on several floors, the quick solution to this is simply lay a new floor over but should then be careful to never pierce, otherwise €50–150/m2 to remove
✦ the owner has/will divide the terrace and lower extension to keep 4 studios, negotiating to include would raise the price too much, but is an option for those wanting dedicated and to acquire
✦ tax is €8000/year though probably slightly lower as this likely includes the part that will be seperated; nonetheless this is on the expensive side being about €50/each/month in monthly contributions (in Saint Ambroix the same rate covers 800m2 / 30% lower)
wrongly advertised as 800m2
the main building is in good shape, and other than fitout most simply needs painting with hanging ceilings removing; part of the dormer walls need replastering as is crumbling
✦ the extension is in poor shape and it's roof the terrace needs re-sealing, though as rain is rare this probably needn't be a priority; the interior walls need stripping of plaster as it is crumbling, and re-finishing
quiet area with few neighbours at top of stream, looking up to thermal station and gorge
✦ a pedestrian bridge passes by the terrace and crosses to the future parking the sports academy, but hidden behind lots of old plane trees
a modern extension below the two buildings spanning their backs having 2 floors with 5 10m2 studios, but only 3 would be included corresponding to those directly below the building
220m2 of outdoors shaded by trees, split in 3, with 65m2 of terrace at the basement of the main building, then the garden is 160m2 split with the upper/first section in front of the ground floor (/3rd basement), and a retaining wall with ?? above the stream; a sauna and plunge pool would be likely additions, with the terrace gettign a bbq, possibly a small firepit and maybe an orangerie for the winter plus creating some privacy from the footbridge
✦ 4 streetfront windows, 5 streamfront
slightly beaten up yet solid though needs complete refit and potentially resealing the terrace, some partitions have already been removed; most of the windows and doors have broken panes but could be temporarily usable though all will need replacing (more expensive that most other properties given as they're mostly doors
✦ would provide excellent mix of common spaces with 2 distinct outdoor spaces on different levels
✦ the stream is not really accessible below a stone retaining wall, with iron sewer pipe hanging in front of it
✦ garden and property are shaded morning and evening, however the public streamfront on the other side does catch some evening sun and offers nice outdoor space
the building is divided horizontally by a load carrying wall, with no others thus ideal for optimum space use so despite its limited size, it can fit enough rooms to bring the cost back down to average
✧ lowest floor/3rd basement would be common lively lounge-work spaces; probably has 3 load bearing walls dividing it which would thus lintels if joined, nonetheless would be fine partly divided
✧ 2nd basement would be 3 studios with balconies overlooking the stream
✧ 1st basement kitchen and dining onto terrace
✦ ground: street: storage, 1 double, stream: 1 studio (4.5*4.2 = 18m2), 1 double, 1 single
✦ 1st (tall): street: 1 studio, 1 single, 1 double; stream: 2 singles with balcony, 4 pods with balcony
✦ 2nd: street: 2 doubles, library, stream: library/focus, 1 double, 2 singles
✦ 3rd/attic: street: 1 double; 6 pods and library
5 studios, 7 doubles/plus, 6 singles/basic, 2 dorms with 10 pods
the extension basements are accessed via a very awkward narrow staircase at its back, and the garden is accessed via a staircase from the terrace that winds around one of the bridge supports and could be prettied up nicely, and thus offers an alternate access to the common spaces
this and the smaller adjoining building (square balconies) were bought end of 2001 for 280k, that one has been fully renovated with 8 apartments on long-term rental, the top one belongs to the owner
…towards ownership and use in any property. Email jacob@hub.house, Whatsapp, or join the Facebook group. Refer your circle for discounted shares.