Les Bains Doux / Chalet de la Source
property details
for a Hub House co-operative coliving project

Environment ✧ rocky wooded valleys in Pyrenees

Services ✧ corner shop, resto 10mins drive; small towns 45mins

Access ✧ 30mins drive to bus at Axat, +1h30 Perpignan or Carcasonne

Area ✧ thermal stations are far from unique and many good value properties near them (e.g. #305 in the Lozere which is also close to a station and town), however it is utterly unique to have the thermal water at the property itself (1980s report on the sources)

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score badly but satellites should not typically be scored the same as hubs which need a good overall score for all facilities, whereas a satellite might be evaluated only on a few criteria, e.g. just good nature and shops nearby which this has, plus the novelty of a thermal source

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at 30mins are villages with a few more shops and restos, and several ski stations also open as bikepark in the summer
✦ the tiny town of Quillan is 45mins drive down with some restaurants and cafes; same distance is Mont Louis and Font Romeu but up
✦ the small towns of Limoux and Prades are at 1h15 driving and worth it as a day out on market days with distractions along the way

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access would be eitehr from Carcassonne (airport and station) then 1h bus to Quillan with pickup from there, else from Perpignan with bus to Axat (1h30) or Mont Louis (2h, last 6pm, or very scenic train but longer); all €1
✦ there is also the option of a (night) train to Ax-les-Thermes at 1h drive

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canyoning, kayaking, rafting 30min drive down, plus many peaks and lakes up
✦ via ferrata (with zip and abseil, plus another mixed), horse riding all within 30mins
✦ biking and hiking really need a quick drive, but there is one trail from the hamlet with multiple possible circuits
✦ in 1h a number of castles can be reached with distractions on the way

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whilst clear sunny days are rare, similarly rainy days are as well, thus most of the time light cloud

Property ✧ multiple options at this locations, which is really a satellite location, thus after works and allowing for winter closure may end up being a little on the pricier side

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would be desireable Apr–Oct, with maybe or 7 months fully operational, probably with 6 weeks skiing
✦ other months could remain open however operations would be adjusted due to lower rents

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all properties sit close to a small two-lane road but not well used (slightly more in the summer) yet is the only route between the upper Aude valley and the high Pyrenees; occasional vehicles noise would be somewhat noticeable but only in the rural way

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1. Les Bains Doux / Chalet de la Source / La Cascade the first properly constructed thermal establishment at this location
✦ great address: 1 Les Bains
✦ has two of its own sources, one being 40°
✦ comprises two parts (third at the end apparently not included)
✦ main circa 120m2 x3 plus maybe 50m2 ground floor
✦ annexe 40m2 *2, 20m2 basement, +attic with windows (great for 4 mezzanine units); appears the baths are in this basement and that the annexe is not interconnected and at a different level thus problematic to create access between
✦ a tiny road passes directly in front and is one of two ways to access the village, the larger road is within view not far below below across the river
✦ 85m2 for terrace next to small but vertical rocky waterfall dropping under a bridge for the road, thus having possibility of collecting water for plunge pool or cold shower
✦ gets morning sun prob through mid afternoon but the section of wall facing the waterfall that gets it has no windows at that end thus would need to be created (the front gets it only very briefly)
✦ the photo actually shows both parcels, so may include the end section (80m2 *3 +40 +attic), and this would match normal measuring that excludes the basements and attics, in which case 680m2(!), however this has a better roof and newer windows so seems unlikely

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2. Hôtel Esparre
✦ 220k 700m2 ad map history
✦ rather high price, even despite its history, thus would prob reduce for cash (none of the others are selling)
✦ whilst a larger property such as this is less good value for a satellite, nonetheless would offer better facilities given that one would be utilising it far more by spending time indoors than versus a location having more things to do around,; stays would probably not be as long as at other locations
✦ was the most luxurious thermal hotel in the hamlet and the first when entering it, is the only with any architectural notability, another hamlet lower down also had more but several since demolished
✦ it is fed from a thermal source, apparently originally a 500m lead pipe from the actually source a bit further up in the hamlet thus not as hot as the first property, and possibly still lead
✦ if remaining open during winter could be only part functional thus heating would not actually be needed throughout
✦ two 'towers' with 3 floors plus attic, and main building of 2 floors; all having basement openning directly onto the (small) river and would thus offer the opportunity for jumping between hot and cold pools
✦ there's an existing functional 140m2 apartment with underfloor heating fed from the source, and the entire property could probably be heated in winter similarly
✦ 220m2 parking, not all of which would be required thus part could be reclaimed
✦ 250m2 of garden on the otherside of the road, thus not terribly desireable however the road is not particularly busy