Sant Climent

property details · for a Hub House Patronship co-operative coliving project

Area ✧ on east flank of a low ridge on the west side of a shallow narrow valley
✦ quite elevated but nice amount of sun in winter and brief snow, indeed there's even palm trees, but looses sun around 5pm
✦ I'm not keen on higher mountain locations, yet this elevation is a nice compromise between rugged wilderness and a more livable environment; I've been here with some snow as a kid and it's quite pleasant plus brief, not to mention climate change since then…
✦ the environment is lush and full of lovely trees, and gushing water (at least in the spring, not sure about late summer…) and the air smells lovely

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very regular transit service (essentially hourly until 7:30pm) and just €1, albeit with a mix of services; express bus to the city/Perpignan in 45mins, train+bus 1h, slow bus (and last) 1h30
✦ whilst the bus stop is a 20min walk (end of the property then along a lane crossing the stream), it's not too bad, and the old railway line could be cleared to reduce to 15mins, or scooters could be used

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the hamlet is dead except for a bakery, but the property is also on the edge of the main village just 10mins bike, however is missing life but has several restos (good French, Italian and an Indian!), cafe/bar, 2 weekly markets, is also a (very small) thermal station (with casino)
✦ 15mins bike/10mins bus to a village with better restos and station with the mountain train, plus a mountain fort having underground access with 700 steps
✦ local town of Prades is 15mins bus (and last 8:45pm) with a good twice weekly market
✦ the city is fairly lively, however a bit far for outings and whilst not unreasonable at 45mins the centre itself is another 15min walk

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excellent short strolls possible climbing 250m onto a promitary along the awesome ridge (which the property sits at the east base of) having views over the fort, and across multiple valleys
✦ good hikes including ravines and waterfalls (suitable for a dip) plus straight to the peak of the famous Canigou (2700m) which for the adventurous is 8–10h overnighting in a refuge
✦ good mix of biking some marked right from the door
✦ 5mins drive to an extensive cave system having underground rivers, hosting light shows and concerts
✦ horse riding just 15mins walk, or 15mins drive
✦ tennis 15mins bike
✦ secret hot springs and suspended canyon hike 30mins drive
✦ the station is close by bike thus one can take the train up for more impressive trails / decscents
✦ flat sandy beaches within reach, also an inland etang for wind/kitesurfing; with just a bit more driving (1h15+) the rocky beaches around Collioure are possible for a day trip stopping along the way
✦ skiing 1h drive

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already connected to fibre(!)

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train is super for Barcelona and good for changes to the UK and northern europe through Paris
✦ airport serves Agadir all year (nomad connections) though its Lisbon route was recently removed but may return for winters; London-Stansted seasonally; Barcelona provides the best interchange with train taking 1h30

property detail ↗︎

Property ✧ Sant Climent fours à griller / usine de raffinerie

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36,000m2 of land
✦ 2 renovated buildings of 310m2 with 9 immediately usable bedrooms

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could combine multiple approaches, such as coliving with semi-eco/alternative, where unique workshops and treatment spaces for retreats could be created amongst the ruins and features
✦ only nominally isolated — otherside of stream from village, only a couple of neighbours beyond sight; so retains connection and access to services whilst being well set amongst nature, having a stream just over some scrub land from the edge of the property

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is the ruins of an old iron smelter that served mines higher up, closed in the 60s (see Corneilla in this doc)
✦ composed of multiple terraces held back by tall stone retaining walls, that used to have rail tracks and includes a tunnel back to a lower level crossing the stream, the upper end of the tunnel near the buildings faces south, the lower west, as is on a curve into the hillside forming half of a hairpin in the track (shown in light blue on the boundaries photo)

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main house 110m2 footprint on 2 floors
✦ smaller some distance away 50m2 footprint on 2 floors
✦ both fully usable in good condition but basic (single glazing) and a bit tatty
✦ even in the current state, adding an orangerie and small extension would make a lovely retreat; however at this price there's better, if not as novel nor as easy to start

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extending from the 50m2 house was 160m2 footprint of ruins that had huge 2-storey walls (shown with 6 arches in photos 3 and 4), however this collapsed in 2019/20 and is not recorded as ruins thus may not be rebuildable
✦ in front of this there was a further modern 100m2 footprint house which the walls fell on and destroyed, though should be possible to reconstruct as is recorded and existed for over 20 years (the rubble has been removed); this is probably the reason for the sale, and indeed an offer could be made a bit lower
✦ also recorded is a 150m2 footprint next to the larger house but of which no trace is visible and it may in fact be an underground parcel, indeed there's possible some others as a 52m2 actually indicates it is 380m2(!)
✦ another 270m2 of ruins as a narrow length along the top of the higher retaining wall, only originally for holding ore before smelting below (the stones from these could be reused for rebuilding)
✦ has a (good condition) big brick chimney
✦ the land is now classified as natural but pragmatic revalorisation would probably be accepted but would have to go through the town's planning authority not the local mayor (the next village already has a giant abandoned and ruined hotel so they probably want to avoid more, and it has a camping with lots of cabins)
✦ has village water and may also have sewerage as the neighbour at the end of the property appears to; is not implausible as there's a significant section of village foruther up on the same side, and the treatment works is not much further down so the pipe may pass through the fields below
✦ so whilst there's lots of potential to expand by [re]building, it'd be not insignificant especially to gain approval, but even if small-scale cabins it'd still be a desireable spot

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the main track through the property does have a small power line running along it but sits below the main level nd thus might be hidden from the living spaces

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the stone retaining walls could probably have greenhouses built in front of them thus acting as heat stores, and whilst they face east, the greenhouse itself would still collect south sun, as does the land behind the walls

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the actual boundaries and included parcels is unclear but I will hazard it's the lower (right/east) (left/west) ones with the first section of rail track from the field and viaduct across the stream thus incluiding the tunnel; not the upper section, however if the upper section the tunnel might not be included; makes most sense that it would in fact be both with the main building parcels simply excluded from the sum