ex. Noëlie Sécail
property details
for a Hub House co-operative coliving project

Area ✧ bus 40mins Luchon, 20mins mainline station (last 9pm which is great) (service may be reduced once train resumes June'25, station is 30mins walk/10mins bike/scoot or a very quick pickup versus the bus being 5mins walk)
✦ unremarkable hamlet except for balance between nature and getting to two small towns
  ✧ Luchon is a ski station (with gondolas and bikepark) having good restos (30mins drive), even paragliding, an organic fish farm, and a covered market
  ✧ Montrejeau is just a bigger village up a small hill at the bottom of the valley, with shops and holding a world music festival
✦ both have small golf courses and other facilities
✦ the local station serves both and is reopening with hydrogen trains (probably at least one will serve Toulouse directly)
✦ (St-Gaudens is near and a bit larger but entirely unnotable but has a cellulose factory)

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nice little hilltop village with abbey, restos, and organic bakery 20mins bike ride
✦ organic veg farm, plus big supermarkets inc organic 10mins drive
✦ abandoned historic themal spa in a neighbouring village
✦ hiking from door immediately climbing 550m reaching 1000m but much better 10mins drive/bus
✦ climbing spots a short bike ride and tennis 10mins bike
✦ if keeping own SUPs, several small lakes in 10–25mins
✦ the peaks nearby reach 1200–1700m; good serious multi-day hiking as there's lots of refuges, and the coast-to-coast GR10 route passes not far; kayaking and horse riding very close; 30mins drive is another small resort for airboard, nordic ski, snowshoe walks, mountain biking, mountain scooter, etc, it has however not recently had enough snowfall to remain open
✦ hikes for major peaks 40mins drive starting from 1200m climbing to lakes and 2500m+

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climate has good stable number of sunny days all year but obviously colder with less greenery in winter, only one month would have any significant risk of snow due the low altitude; with winter still reaching 18° it would remain quite pleasant but would favour work-focus rather than outdoor activity
✦ the main detractor is simply that there's showers on half the days all year round but all still get sun — for those comparing to England: 4° warmer, heavier showers (almost twice as much water), less than half the grey days, more sun
✦ the down season of Nov–Mar is fairly long though could have a premium for skiing and would remain pretty decent with good facilites such as conservatory, wood fires, sauna, an indoor yoga/activity space, etc
✦ the average cost for colivings in the region is €1000/month without optimal facilities thus no issue to improve upon, remaining competitive and differentiated

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property detail ↗︎

Property ✧ compare with the Averyon which is quite similar with land but in a great town, minus the big peaks; or the Cevennes/castellas, with no land and would be less intentional whilst its surroundings are more varied and adventurous, if less demanding

✦ (here there's also a smaller property near the mainline station; also a dirt cheap village house further from a station but better hills; even an entire abandoned holiday camp just 44k)

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last listed at 200k, price will be lower (larger and better have even gone for as low as 100k, as demand for reconversion is almost non existent); currently with an independant local agent (nearly on last legs if no larger agencies are listing it, though not yet tried auction…)

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a disadvantge of this property despite it's south exposure is being at the bottom of a valley, which whilst not the deepest or narrowest means that slightly less morning and evening sun in the winter

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roof revised in 2010 so good condition!
✦ vacated 2016
✦ planned for renovation as semi-independant carehome (picture shows their render, plans on their site) also having a dedicated third-space in the village, for a mix of austitic, elderly and their helpers which got planning permission 04/23 (I actually saw a small hoarding when I biked past once) but apparently abandoned late 2022 presumably because they had another nearby project and became overstretched(?) or more likely failed to receive adequate backing (seem to have spent quite a bit on branding and plans…)
✦ probably being sold by the original owner the local hospital direction-hdl@hopitauxluchon.fr

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their plan was for almost half as common spaces, with 24⨯ 34m2 units; so indicative of what could be maintained for coliving though maybe as around 6⨯ 1/2-bed apartment units, 6⨯ micro-units (studios), plus 16⨯ coliving ensuites, and some pods (this is only a guess)
✦ private units would generall not use common common spaces at least half the time, thus when full it would be a very lively community with no navel-gazing, whilst at quieter times the common spaces would actually be quite quiet like any respectably sized coliving
✦ like any large property, common space capacity would easily allow 2 kitchens (one lively primary, one summer/event/quiet), a quiet library lounge, a lively lounge, plus a focus workspace and a lively workspace, in addition to event space and probably workshops

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interior condition is poor but functional
✦ most common area windows and doors are ancient and need replacing but would be okay for interim (some for rooms may be newer PVC)
✦ the south facade has 15 windows/doors on both the ground and 1st, plus 9 attic dormers
✦ the west and east ends have 4 windows on each floor, plus 2 dormers
✦ rear has probably few doors on ground, 18 windows on 1st, 13 dormers
✦ ~64 +26 (narrow) dormers; versus Castellas capex would be much less as that property is almost twice this number at larger dimensions, despite being a slightly smaller property (would probably balance versus the higher acquisition cost)

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has a lift but as ever not likely beneficial to maintain (at least immediately)
✦ 550m2 main building *3; attics mainly usable
✦ 40m2 centre extensions
✦ 65m2 south annexe/chapel (not notable)
✦ 145m2 north wing (2 floors in parts, ideal for mezzanine cohousing and workshops)

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attic beams obstruct slightly but probably at room divisions, there are however also weird metal supports hanging from them into the ground, plus conduits of some sort going into the roof

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the front facade is excellent for a floral/abstract mural that'd make a great artistic statement

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grounds are flat with a few palm trees (may have been cut) and some others even including a monkey-puzzle, but mostly open
✦ there's actually fig trees in surroundings that I've eaten from so might even be one on the land
✦ 800m2 front/south garden (ideal for an orangerie, which would eliminate need for some double-glazing)
✦ 800m2 north-west garden
✦ 400m2 yard
✦ 5500m2 field

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because the land is constructable and the long wing is also suitable (easier construction), tiny homes could be added to valorise the land and diversify the community thus better supporting some elements of more intentional communities
✦ could also have vanlife parkup and host gatherings/festivals with camping

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lots of what appears to be asbestos-lino, maybe not be hard to pull up (no risk), else (can be too well stuck thus too expensive to remove) could just be covered with new parquet
✦ land, barn and west end of main building run adjacent to railway but quiet hydrogen trains
✦ directly on greenway