Noëlie Sécail
property details · for a Hub House Patronship co-operative coliving project
#349 🥈91% €100/175k • historic • village • 2000m² of complex for fitout • big solid old building with some land • dedicated units for full-time residence
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Bertren, Pyrenees — near (Tarbes, Toulouse) Google map
☃️3–10–19°☀️3☁️4 • 🍂13–24°☀️3☁️3 ⇧450m
Environment: lower mountains, hiking at door, skiing 30mins
Services: supermarket 10mins bike; small towns 20–40mins bus
Access: bus to mainline 20mins; Toulouse ~1h45 to door (+3h Barcelona), Paris 6h30 or overnight; airports: Tarbes ~2h, Toulouse ~2h30
Regional
Local/Cadastral
Area ✧ unremarkable hamlet except for balance between nature and getting to two small towns
✧ Luchon is a small moderately touristic town due to its ski station and thermal spa; 30mins drive, 40mins bus; having good restos, market hall, and would be a very regular outing; even an organic fish farm and paragliding
✧ Montrejeau is quieter small town on 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
✧ no other notable towns within reach, but lots of nice villages
✧ for occasional outings Tarbes is a good size town, and Bagneres smaller for variety are both 1h drive
the local station and bus serve both, there's also one direct morning train to Toulouse
✦ mainline station has last bus 6pm but at 20mins drive would not be an uncommon pickup
✦ local station is 10mins bike/scoot/30mins walk or a 5min pickup
✦ busses are 4/5 times daily running the full valley for day hikes and outings, however popping to Luchon is not great (dep 9, return 10:45 for 45mins, or dep at 13 and retun 16 for 2h); combined with a scoot/bike to the station it becomes workable as there's more trains
✦ local supermarkets are 30mins bike (mostly lanes), 10mins bus (11:30 giving 1h30, 16:45 giving 1h)
✦ 9:30/11:50
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 thermal 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 own SUPs, several small lakes in 10–25mins
✦ the peaks nearby reach 1200–1700m for 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
✦ two ski stations 30mins drive; the larger has a gondola from town to 1700m and lifts reaching 2200m, and bikepark for summer mountain biking; the smaller reaches 1800m, for airboard, nordic ski, snowshoe walks, biking, mountain scooter, etc, has however not recently had enough snowfall to reliably remain open
✦ hikes for major peaks 40mins drive starting from 1200m climbing to lakes and 2500m+
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), yet less than half the grey days with 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 bearing in mind that only about 30% of capacity would be for (public) rental
property detail ↗︎
✧ Luchon is a small moderately touristic town due to its ski station and thermal spa; 30mins drive, 40mins bus; having good restos, market hall, and would be a very regular outing; even an organic fish farm and paragliding
✧ Montrejeau is quieter small town on 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
✧ no other notable towns within reach, but lots of nice villages
✧ for occasional outings Tarbes is a good size town, and Bagneres smaller for variety are both 1h drive
the local station and bus serve both, there's also one direct morning train to Toulouse
✦ mainline station has last bus 6pm but at 20mins drive would not be an uncommon pickup
✦ local station is 10mins bike/scoot/30mins walk or a 5min pickup
✦ busses are 4/5 times daily running the full valley for day hikes and outings, however popping to Luchon is not great (dep 9, return 10:45 for 45mins, or dep at 13 and retun 16 for 2h); combined with a scoot/bike to the station it becomes workable as there's more trains
✦ local supermarkets are 30mins bike (mostly lanes), 10mins bus (11:30 giving 1h30, 16:45 giving 1h)
✦ 9:30/11:50
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 thermal 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 own SUPs, several small lakes in 10–25mins
✦ the peaks nearby reach 1200–1700m for 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
✦ two ski stations 30mins drive; the larger has a gondola from town to 1700m and lifts reaching 2200m, and bikepark for summer mountain biking; the smaller reaches 1800m, for airboard, nordic ski, snowshoe walks, biking, mountain scooter, etc, has however not recently had enough snowfall to reliably remain open
✦ hikes for major peaks 40mins drive starting from 1200m climbing to lakes and 2500m+
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), yet less than half the grey days with 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 bearing in mind that only about 30% of capacity would be for (public) rental
property detail ↗︎
Property ✧ last listed at 200k, one ad now says €1 to encourage offers (larger and better have been advertised at below 100k, due to demand for reconversion being almost non existent)
compare with the Averyon which is quite similar also with land but in a great town, albeit 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
✦ (there's also other properties around here from cheap houses to an entire abandoned holiday camp just 44k)
a disadvantge of this property despite it's south exposure is being at the bottom of a valley, which whilst not the deepest nor narrowest means slightly less morning and evening sun in the winter
very good condition roof as revised in 2010, and has mains sewerage! long main south facade would give many large well lit south facing spaces
interior condition is tatty but basic function albeit no private ensuites so of course all would have to be created however interim arrangements would be possible
✦ most common area windows and doors are ancient and need replacing but would be okay for interim (some for rooms may be ok newer PVC)
800m2 front/south garden (ideal for an orangerie, which would eliminate need for some double-glazing)
✦ 800m2 north-west garden
✦ 400m2 yard
✦ 5500m2 field
ample land for growing food and having animals
✦ grounds are flat, the palm trees were cut down leaving a small monkey puzzle and few others at the back, so landscaping would need to be creative with a firepit, raised earthworks auditorium
✦ there's actually fig trees in surroundings that I've eaten from so might even be one on the land
✦ 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
✦ alternatively the long wing could become workshops and fablab, however best extended for this (the two floors woudl be a waste for workshops)
many windows would need replacing with double-glazing, but are accetable for interim, and likely part would be closed in winter thus needn't be refit to high standards
✦ 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; likely both ultimately similar though)
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)
ceiling heights were good but hanging ceilign (presumably with insulation) were added partly blocking the tops of windows and reducing to around 3m which is still good.
✦ attic beams obstruct slightly but probably at room divisions, there are however also weird metal supports hanging from them into the floor, plus conduits of some sort going into the roof
the front facade is excellent for a floral/abstract mural that'd make a great artistic statement; the rear is effin ugly and so all the cement finishes could really do with murals, but some could be prettified with trellaces
pretty much every floor has what appears to be asbestos-vinyl linoleum, some may possibly be not hard to pull up (no risk), else can be too well stuck thus very expensive to remove but not a huge issue as could just be covered (with woodfibre then parquet or seagrass)
✦ land, barn and west end of main building run adjacent to local rail line but not a notable intrusion
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
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 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
compare with the Averyon which is quite similar also with land but in a great town, albeit 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
✦ (there's also other properties around here from cheap houses to an entire abandoned holiday camp just 44k)
a disadvantge of this property despite it's south exposure is being at the bottom of a valley, which whilst not the deepest nor narrowest means slightly less morning and evening sun in the winter
very good condition roof as revised in 2010, and has mains sewerage! long main south facade would give many large well lit south facing spaces
interior condition is tatty but basic function albeit no private ensuites so of course all would have to be created however interim arrangements would be possible
✦ most common area windows and doors are ancient and need replacing but would be okay for interim (some for rooms may be ok newer PVC)
800m2 front/south garden (ideal for an orangerie, which would eliminate need for some double-glazing)
✦ 800m2 north-west garden
✦ 400m2 yard
✦ 5500m2 field
ample land for growing food and having animals
✦ grounds are flat, the palm trees were cut down leaving a small monkey puzzle and few others at the back, so landscaping would need to be creative with a firepit, raised earthworks auditorium
✦ there's actually fig trees in surroundings that I've eaten from so might even be one on the land
✦ 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
✦ alternatively the long wing could become workshops and fablab, however best extended for this (the two floors woudl be a waste for workshops)
many windows would need replacing with double-glazing, but are accetable for interim, and likely part would be closed in winter thus needn't be refit to high standards
✦ 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; likely both ultimately similar though)
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)
ceiling heights were good but hanging ceilign (presumably with insulation) were added partly blocking the tops of windows and reducing to around 3m which is still good.
✦ attic beams obstruct slightly but probably at room divisions, there are however also weird metal supports hanging from them into the floor, plus conduits of some sort going into the roof
the front facade is excellent for a floral/abstract mural that'd make a great artistic statement; the rear is effin ugly and so all the cement finishes could really do with murals, but some could be prettified with trellaces
pretty much every floor has what appears to be asbestos-vinyl linoleum, some may possibly be not hard to pull up (no risk), else can be too well stuck thus very expensive to remove but not a huge issue as could just be covered (with woodfibre then parquet or seagrass)
✦ land, barn and west end of main building run adjacent to local rail line but not a notable intrusion
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
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 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
towards ownership and use in any property
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