2 Burg

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

area ✧ a good choice of small towns with regular busses (for stations/outings) to both Foix (small; 40mins) and Pamiers (larger; 1h, last 8pm); the latter via pretty Mirepoix (30mins); plus Limoux is 45mins drive and Carcasonne fort for occasional day trips 1h

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immediate countryside is moderately tame yet pleasant with some rocky ridges from the door, a waterfall 30mins bike, decent mountains, castles a short drive (bus in summer)
✦ good elevation and Nordic ski station (1500m, peaks 2100m) 30mins drive with hikes up starting just 10mins away (20mins bike)
✦ a path next to house climbs up steps with a short circuit for a quick stroll, or on the other side to the top with a lookout
✦ good paths climbing 300m, long greenway for Mirepoix, plus Montsegur castle bikable in 45mins; several marked mtb routes from door
✦ tennis 20mins walk on lane (4 courts are being covered), horse riding a few mins
✦ apparently construction of a climbing wall is underway but there's real spots near
✦ lake with sailing 30mins bike, but likely increasingly empty though there is a plan to redirect some of the town's river water; also a more reliable small lake 25mins drive
✦ 30mins drive to gorges with SUP/kayak/rafting; 45mins via ferrata
✦ larger peaks 45mins drive and bigger ski station with lifts 50mins

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minimart 10mins walk, 3 superamrkets, organic and big greengrocer 20mins walk
✦ twice weekly outdoor market, the smaller just the other side of the church
✦ just one good brasserie, a good buffet, decent portugese, burgers and pizza, plus a cafe; more in neighbouring towns (Mirepoix!) and villages for outings
✦ 10mins bike on greenway to a year-round weekend guignette/club with DJs and nibbles
✦ organic brewery in town

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this small town is not especially interesting nor lively, it had a textiles industry (long ago) and is attempting to transform itself, investing in new public spaces
✦ there's a nice new public space on the stream opened up with the demolition of many old buildings, just a few doors down (plan pres / full pres, video; intro video)
✦ there's a large site accessed directly from the steps beside the building, that will be transformed into a great public garden, having a short path around and between the hill on both sides however this has yet to be started and may be low priority
✦ the renovation of the main roundabout and part of the avenue is just starting and will prirotise pedestrians
✦ in some of the old factories there's now a textiles museum, several massive sports halls, and there's also plans for the market hall
✦ an apparently stalled attempt to introduce private investment with a new hotel/multigenerational housing/restuarant

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train changing to bus in Pamiers, or Foix from Barcelona
✦ from Toulouse airport the latest landing would have to be before 5:30pm leaving only 30mins to exit (then shuttle bus → train → bus)
✦ from Barcelona it's possible to catch the 11:30am train over the Pyrenees, arriving 7pm changing for bus in Foix (term time only, 10min wait plus 10min walk), else arriving 8pm with 40min wait in Pamiers; can also depart 2:30pm with a very tight 7min change to bus, arriving 9:30pm; the journey via the low lands is quicker but only 1 train plus a 1h30 wait so may as well take the scenic route; only 3h30 to drive and ridesharing is easy to Toulouse
✦ late pickups would not be offered as a 40mins drive is a bit excessive each way, however on occasion a volunteer may be willing for a fee

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the area does get a smattering of snow briefly, but is also quite sunny, almost no completely clear nor overcast days, however it is now affected by droughts with the small river to the east no longer being capable of filling the local resevoir which is also integral to tourism; whilst the local river has a smaller watershed it seems to be keeping some waterflow

property detail ↗︎

property ✧ the major advantage of this is thes immediate usability, and being very nice for much of the year, however lacks sun for part of the day during the down season, and in my opinion is a bit too cold though outings would probably make up for this, compare with:
  ✧ #393 further west, only 1° warmer, but a full south facing garden and direct train to Toulouse, albeit requiring significant work
  ✧ #388 east nearer the coast, also only 1° warmer, similarly isolated, no towns, better immediate surroundings if no notable peaks, yet 1h to beach/city and very easy from Barcelona

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2300m2 lovely garden with old trees with view over the church and town
✦ one narrow parcel climbs up the side of the hill almost reaching it's top albeit narrowing to just 4.5m however this could be an awesome place to put a hideout/lookout
✦ unfortunately in the winter the garden/building remains in shade until about 11am, around 9am in summer

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capacity of 13 beds: 9 rooms (most ensuite doubles) and 4 capsules
✦ potential for 2 newbuild 20–25m2 micro studio-units with semi-independant access and great view
✦ 15 dedicated work spaces almost covers potential max capacity (11 focus desks, 2 work sofas/banquettes, 2 desks in premium rooms), plus of course dining table and lounge for more lively
✦ would be able to have a family-friendly period

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ground
  ✧ library-lounge with 2 banquettes at entrance (main entrance would be up outside steps), optional wood stove
  ✧ focus workspace with 11 desks
  ✧ 4 capsules (H1.3m W1.2m+) in room at rear
  ✧ 1 WC, 1 shower/WC
  ✧ limited bike storage

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1st
  ✧ 2 standard ensuites (11m2, south-west windows)
  ✧ 1 premium ensuite (20m2)
  ✧ callroom
  ✧ 2 basic rooms (small windows)
  ✧ 1 shower/WC

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2nd
  ✧ lounge with 2 south-west windows (semi-open past stairs) and wood stove; gets sun midday through to sunset
  ✧ north & east kitchen/dining (opening to 50m2 terrace and garden)
  ✧ 1 premium ensuite (south-west window)
  ✧ 3 basic ensuites (long high windows)

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issues:
  ✧ difficult kitchen access (3 floors / exterior public steps) but good exercise!
  ✧ really needs better bike/kit storage at ground level, ideally the cellar is larger else desks could be reduced
  ✧ 70m2 of asbestos cement roofing which is the primary reason for the low price, yet easily removed as is in arm reach(!) from garden terrace; probably also some asbestos vinyl linolium however not significant
  ✧ the poor climate means Jan thru mid-March should really be closed, however with fewer people it could still be good

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improvements:
  ✧ add fireplace in top floor lounge (chimney exists, would be removed on 1st, perhaps retained on ground)
  ✧ 2nd floor door onto steps for direct shopping access to kitchen through shed
  ✧ extend the shed with a new roof across the 2nd floor terrace into the bank, for additional 20m2 likely summer kitchen / multi-purpose space; not actually necessary, however a conservatory instead might improve appeal during shoulder season/winter
  ✧ replace the bad roof
  ✧ build atop the bad roof with 3rd floor studio or 2 microstudios (20m2 each) for dedicated ownership; such additional works seem a bit superflous for this location

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might accept near 70k but prob will prefer to hold out
✦ most space as advertised (220m2) usable without works
✦ attic has been insulated (would've been ncie to open part though), and ground floor windows are double-glazed (wall insulation required)
✦ needs new windows/doors (10) and improved insulation for winter use
✦ has a new air-source heat pump, this could be kept provisionally, and then moved, using only for 2nd floor common spaces with remaining heating becoming electric
✦ 1st and 2nd floor have 3 front/south-west windows
✦ load bearing wall from centre front (right of front door) to back, 40cm wide
✦ 1st floor may have a rear door to outdoor steps up to 2nd, else this is inaccessible and an outside access only cellar; doorway onto steps would be turned into window for a room

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parcels: 682, 681, 679, 680, 685 -- total of 2409m2
✦ very oddly excludes 683 which is half the first terrace which was purchased with the neighbouring house (just €20k! in 2021) along with a bunch of other parcels but is totally inaccessible to them except across #685 so they may have rights