Perdue
property details
for a Hub House co-operative coliving project
#322 🥉82% PICK • €49k • typical • town • 900m² hub • 16–28👥 • big empty buildings in unadventurous but relaxed area
OKAY 🔨 effort
GOOD 🚌 transport
OKAY ✈️ access
GOOD 🛒 shops
OKAY 🏙 towns
OKAY 🧗 activities
GOOD ☀️ climate
DODGY ⛰️ nature
GOOD 🌷 garden
GOOD 🏠 building
GOOD ⛲️ hood
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Condom, south-west France — near Agen
☃️3–10–19°☀️3☁️5 • 🍂16–23°☀️5☁️3
☃️3–10–19°☀️3☁️5 • 🍂16–23°☀️5☁️3
Compare all properties
Environment ✧ agricultural plains, river and woods
Services ✧ all
Access ✧ station 45mins drive/1h bus: 1h10 Toulouse +45min airport, 1h Bordeaux +45min airport, +3h30 Paris, +5h Barcelona
Dedicated units for full-time residence.
Area ✧ unremarkable but nicely presentable little town with a couple of pleasant streets and recent renewal works, on a river-canal in France's breadbasket region
✦ has an empty property rate double the national average, thus cheap prices, but could in future be unduly affected by heatwaves
✦ environment offers no adventure whatsoever, having pleasant but very tame surroundings with a few monuments and nice villages, but a bit more to explore with longer trips
✦ would be predominantly inward focussed requring lots of organised events including outdoor sports (badminton, frisbee, …) and indoor connecting with the community
✦ ideal for work-focus, not bad as base but max six months a year, so would ideally expand to additional properties/locations for variety (if not using as base)
land of the musketeers, armagnac and uh, foie gras, oh, and popcorn…
jazz club (association) 3 doors down with occasional performances
✦ theatre
✦ gym 5mins
✦ tennis 15mins walk (4 indoors)
✦ twice weekly covered market
✦ multiple good restaurants
✦ supermarkets inc organic 10mins walk
✦ amazingly, a decent municipal coworking
great big grassy riverfront parkland 5mins walk, and pleasant circuit stroll possible through it and along both sides of river for 30–40mins
✦ short greenway but possible connection onwards to Mont de Marsan (50km, 1h drive), surfaced so suitable for rollerblading
✦ several possible gentle biking circuits, 2 FFC (apparently with 300–600m of cumulative ascent so not too terrible)
✦ long river path with bus return
✦ the main French camino route passes through the town, plus another
✦ river is navigable so boat rental trips possible
✦ 1h walk to a "little Carcassonne" fort
✦ multiple locations for kayaking 20mins drive
✦ 20mins drive to start of woods, 45mins deeper into woods / lake with SUP / other little towns
✦ probably twice weekly outings would be organised with minibus to villages with a resto/market allowing decent morning hiking and biking to be combined with a lunch stop, one closer (<30mins) and one further (~45mins)
Nerac 20mins drive
✦ bus to Eauze 35mins
✦ 1h drive Villeneuve sur lot
Agen the main town is 45mins drive/50mins bus (3x mornings, last return 7:30pm) and decent for variety if a bit far more than occasional future TGV station 30mins drive (operational 2032) for 30mins to both Bordeaux and Toulouse (significantly increasing possible connections), 2h45 Paris; simplifying access if pickups offered (likely) as could easily combine with a trip into town/shopping
✦ Auch 1h bus, 45mins drive, also a decent but small town
both the mountains and beaches are 2h drive so not implausible for group weekends away in AirBnB/camping, yet better to have satellite properties that offer the adventure with a hub like this offering facilities and comforts (but not as comparable versus a hub offering both)
last trains from Toulouse or Bordeaux at 6pm both 1h10 for the last bus, making some later afternoon flights possible; Barcelona taking min 6h (2–3 changes, 2–3 trains, 1 bus)
✦ last from Paris 3pm, but actually hourly, and night train with 1 change also possible
✦ the easiest airport could be Bergerac (serving Brussels, and many many UK airports much of the year) with a 1h bus to Agen, then the onward, however timings may involve waits
few completely clear sunny days, but also very little significant cloud cover (only ~5 overcast days a month during winter); very hot in summer(!); one of least populated areas in France, the prefecture has only 20k people, and this the third biggest town is just 6k
property detail ↗︎
✦ has an empty property rate double the national average, thus cheap prices, but could in future be unduly affected by heatwaves
✦ environment offers no adventure whatsoever, having pleasant but very tame surroundings with a few monuments and nice villages, but a bit more to explore with longer trips
✦ would be predominantly inward focussed requring lots of organised events including outdoor sports (badminton, frisbee, …) and indoor connecting with the community
✦ ideal for work-focus, not bad as base but max six months a year, so would ideally expand to additional properties/locations for variety (if not using as base)
land of the musketeers, armagnac and uh, foie gras, oh, and popcorn…
jazz club (association) 3 doors down with occasional performances
✦ theatre
✦ gym 5mins
✦ tennis 15mins walk (4 indoors)
✦ twice weekly covered market
✦ multiple good restaurants
✦ supermarkets inc organic 10mins walk
✦ amazingly, a decent municipal coworking
great big grassy riverfront parkland 5mins walk, and pleasant circuit stroll possible through it and along both sides of river for 30–40mins
✦ short greenway but possible connection onwards to Mont de Marsan (50km, 1h drive), surfaced so suitable for rollerblading
✦ several possible gentle biking circuits, 2 FFC (apparently with 300–600m of cumulative ascent so not too terrible)
✦ long river path with bus return
✦ the main French camino route passes through the town, plus another
✦ river is navigable so boat rental trips possible
✦ 1h walk to a "little Carcassonne" fort
✦ multiple locations for kayaking 20mins drive
✦ 20mins drive to start of woods, 45mins deeper into woods / lake with SUP / other little towns
✦ probably twice weekly outings would be organised with minibus to villages with a resto/market allowing decent morning hiking and biking to be combined with a lunch stop, one closer (<30mins) and one further (~45mins)
Nerac 20mins drive
✦ bus to Eauze 35mins
✦ 1h drive Villeneuve sur lot
Agen the main town is 45mins drive/50mins bus (3x mornings, last return 7:30pm) and decent for variety if a bit far more than occasional future TGV station 30mins drive (operational 2032) for 30mins to both Bordeaux and Toulouse (significantly increasing possible connections), 2h45 Paris; simplifying access if pickups offered (likely) as could easily combine with a trip into town/shopping
✦ Auch 1h bus, 45mins drive, also a decent but small town
both the mountains and beaches are 2h drive so not implausible for group weekends away in AirBnB/camping, yet better to have satellite properties that offer the adventure with a hub like this offering facilities and comforts (but not as comparable versus a hub offering both)
last trains from Toulouse or Bordeaux at 6pm both 1h10 for the last bus, making some later afternoon flights possible; Barcelona taking min 6h (2–3 changes, 2–3 trains, 1 bus)
✦ last from Paris 3pm, but actually hourly, and night train with 1 change also possible
✦ the easiest airport could be Bergerac (serving Brussels, and many many UK airports much of the year) with a 1h bus to Agen, then the onward, however timings may involve waits
few completely clear sunny days, but also very little significant cloud cover (only ~5 overcast days a month during winter); very hot in summer(!); one of least populated areas in France, the prefecture has only 20k people, and this the third biggest town is just 6k
property detail ↗︎
Property ✧ compare with #315 (nearby but closer to woods and towns) and #339 in the Averyon (amongst many others equally cheap), not as warm but better towns and exploring
✦ for sale at least a decade, got an offer at this price late '24 but failed to close/get mortgage
would function as a pretty good hub, if not quite as easy to access as others
✦ a veritable steal, and whilst Castellas was almost as cheap in a similar state (nicer plot and better layout), this is not subject to complications, has far far fewer windows to replace, and low tax meaning low overhead until works wrap
street has some through traffic but one-way only and probably not notable
3 parcels (140,141,143) with 535m2 footprint, the streetfront house, and an annexe/warehouse behind
✦ nice semi-spiral staircase with skylight
whilst it sounds big at 900m2, the building is really more typical, around the same size as Cloud Citadel (minus basement and attic) or a bit larger than Sun & Co, yet plus the entirety of the annexe and warehouse
- main building (~550m2) divided in two between 130m2 primary (north) and 55m2 side (south, almost triangular) both 3 floors
✧ 90m2 annexe between house and opening through to warehouse, flat roof and south exposure but no view
✧ 130m2 warehouse (2 floors, 1st currently only two-thirds)
✦ 20m2 courtyard with 20m2 shed(?) to be demolished for bigger courtyard
potential layout
✦ min: 13 rooms, 6 pods, 3-4 studios
✧ ground: 360m2, most open, for lively workspace, kitchen-dining (with outside steps up to terrace), lively lounge, event space
✧ 1st: library-lounge with focus workspace, onto the terrace (during terrace gatherings the main workspace would sawp as the quiet one)
✧ 1st & 2nd, front: 2 plus rooms (2 windows), 2–3 standard rooms (1 window); rear: 1 standard room (south section)
✧ 1st, middle: 1 standard room (alley window)
✧ 2nd: pod dorm (6+) above the terrace
✧ 2nd, setback/middle: 3 mezzanine rooms
for dedicated units this property requres more (non-critical) work to convert the upper floor of the warehouse into 3–4 studio/apartments of ~30-40m2, possible at any point there's suitable backers; would have access to the terrace with steps up from the alley; potemtially 2 units could be duplex onto the end lane; would have south windows and skylights; some microstudios and rooms in the main building could also be dedicated
front faces north-west onto the road and would thus be rooms, whilst the back faces south-east and would thus be common spaces, the north-east side on the alley also has a window per floor
✦ 1st-2nd 7 north-west windows onto street
✦ ground floor has large garage door at front but would be transformed as double window; the annexe has some large north windows onto the alley; the warehouse only has tiny end openings that would easily be enlarged, but does have a south wall (onto neighbour's rear armagnac warehouse/yard) that it would be desireable to add windows in at least for 1st floor studios, possibly also the ground floor, however the wall doesn't look great
✦ ground needs new flooring all the way through including the warehouse, could mostly just be finished as polished concrete, parts in parquet; possibly parts with underfloor [solar] heating; one section would be a lounge with fireplace
✦ 2nd floor at back has small covered terrace that would be reclaimed, as the annexe roof terrace is plenty big; this floor also appears to have rather absurd 14m span beams (front to back) which thus need better support columns than curently remain nonetheless they onyl support the attic floor and would probably be removed; the ground floor has shorter side-to-side beams between the dividing side walls
✦ attics are not usable, though the north section has 2 windows; the space would be good for mezzanines of rooms behind windowed rooms at the front, optimising capacity
✦ warehouse 1st floor joists look to need replacing
✦ the 1st floor annexe roof terrace probably needs resealing though could be done simply with tiling
no infra and needs full fitout
✦ partition walls and ceiling plasterwork was mostly cleared in 2013 and thus the fully open floors are ready for refit with an optimal layout
✦ basic functionality would not be difficult to achieve (dedicated units might require more significant work)
✦ roof is watertight and tiling okay, beams are old and have had additional supports added at various time though seem ok in this state; the falling roof underlay looks only to be an vague attempt at insulation from underneath
✦ floor beams have impressive spans and may need support columns (minor)
✦ windows are repairable for interim but need replacing
the terrace as it has no views would need beautifying but no issues with climbing plants, some pergola, an orangerie, and a small firepit/BBQ
probably also includes parcel 143, a 28m2 parking space next to the warehouse, but not the next larger one which is divided by a wall
garden is ranked higher due to the riverfront being just 130m away, and the big park; plus as its a tiny town adding gureilla benches is not likely to be an issue
✦ tax just €1500 (would increase after works)
perhaps amusingly address could be used as #1 Rue Perdue (Lost road; though really an alley)
✦ for sale at least a decade, got an offer at this price late '24 but failed to close/get mortgage
would function as a pretty good hub, if not quite as easy to access as others
✦ a veritable steal, and whilst Castellas was almost as cheap in a similar state (nicer plot and better layout), this is not subject to complications, has far far fewer windows to replace, and low tax meaning low overhead until works wrap
street has some through traffic but one-way only and probably not notable
3 parcels (140,141,143) with 535m2 footprint, the streetfront house, and an annexe/warehouse behind
✦ nice semi-spiral staircase with skylight
whilst it sounds big at 900m2, the building is really more typical, around the same size as Cloud Citadel (minus basement and attic) or a bit larger than Sun & Co, yet plus the entirety of the annexe and warehouse
- main building (~550m2) divided in two between 130m2 primary (north) and 55m2 side (south, almost triangular) both 3 floors
✧ 90m2 annexe between house and opening through to warehouse, flat roof and south exposure but no view
✧ 130m2 warehouse (2 floors, 1st currently only two-thirds)
✦ 20m2 courtyard with 20m2 shed(?) to be demolished for bigger courtyard
potential layout
✦ min: 13 rooms, 6 pods, 3-4 studios
✧ ground: 360m2, most open, for lively workspace, kitchen-dining (with outside steps up to terrace), lively lounge, event space
✧ 1st: library-lounge with focus workspace, onto the terrace (during terrace gatherings the main workspace would sawp as the quiet one)
✧ 1st & 2nd, front: 2 plus rooms (2 windows), 2–3 standard rooms (1 window); rear: 1 standard room (south section)
✧ 1st, middle: 1 standard room (alley window)
✧ 2nd: pod dorm (6+) above the terrace
✧ 2nd, setback/middle: 3 mezzanine rooms
for dedicated units this property requres more (non-critical) work to convert the upper floor of the warehouse into 3–4 studio/apartments of ~30-40m2, possible at any point there's suitable backers; would have access to the terrace with steps up from the alley; potemtially 2 units could be duplex onto the end lane; would have south windows and skylights; some microstudios and rooms in the main building could also be dedicated
front faces north-west onto the road and would thus be rooms, whilst the back faces south-east and would thus be common spaces, the north-east side on the alley also has a window per floor
✦ 1st-2nd 7 north-west windows onto street
✦ ground floor has large garage door at front but would be transformed as double window; the annexe has some large north windows onto the alley; the warehouse only has tiny end openings that would easily be enlarged, but does have a south wall (onto neighbour's rear armagnac warehouse/yard) that it would be desireable to add windows in at least for 1st floor studios, possibly also the ground floor, however the wall doesn't look great
✦ ground needs new flooring all the way through including the warehouse, could mostly just be finished as polished concrete, parts in parquet; possibly parts with underfloor [solar] heating; one section would be a lounge with fireplace
✦ 2nd floor at back has small covered terrace that would be reclaimed, as the annexe roof terrace is plenty big; this floor also appears to have rather absurd 14m span beams (front to back) which thus need better support columns than curently remain nonetheless they onyl support the attic floor and would probably be removed; the ground floor has shorter side-to-side beams between the dividing side walls
✦ attics are not usable, though the north section has 2 windows; the space would be good for mezzanines of rooms behind windowed rooms at the front, optimising capacity
✦ warehouse 1st floor joists look to need replacing
✦ the 1st floor annexe roof terrace probably needs resealing though could be done simply with tiling
no infra and needs full fitout
✦ partition walls and ceiling plasterwork was mostly cleared in 2013 and thus the fully open floors are ready for refit with an optimal layout
✦ basic functionality would not be difficult to achieve (dedicated units might require more significant work)
✦ roof is watertight and tiling okay, beams are old and have had additional supports added at various time though seem ok in this state; the falling roof underlay looks only to be an vague attempt at insulation from underneath
✦ floor beams have impressive spans and may need support columns (minor)
✦ windows are repairable for interim but need replacing
the terrace as it has no views would need beautifying but no issues with climbing plants, some pergola, an orangerie, and a small firepit/BBQ
probably also includes parcel 143, a 28m2 parking space next to the warehouse, but not the next larger one which is divided by a wall
garden is ranked higher due to the riverfront being just 130m away, and the big park; plus as its a tiny town adding gureilla benches is not likely to be an issue
✦ tax just €1500 (would increase after works)
perhaps amusingly address could be used as #1 Rue Perdue (Lost road; though really an alley)
towards ownership and use in any property
email jacob@hub.house, or join the Whatsapp group