Ackerland Hotel
property details · for a Hub House co-operative coliving project
#399 🏅82% €100k • typical • village • 310–450m² of satellite for optimisation • lovely locale and tiny medieval town
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Uzerche, central France — near Brive, Tulle, Limoges
☃️1–9–16°☀️6☁️7 • 🍂12–24°☀️7☁️7
environment
rolling agricultural, deep wooded little river valley
servicesall
accessstation at door: Paris 4h direct; airports: Brive 35mins, Limoges 1h
area
✧ delightful little medieval town of Uzerche (barely 3,000 people) with ancient buildings on a hillock around which the river bends, and two old stone railway bridges cross each other, riverfront parkland and a long wooded valley
✦ no strolls from the door, requires 25mins into town, then either 1h as a loop along the river, or down the river valley which then offers 1h walks up or down
✦ 1h bike to 2 villages with lakes, up to 4h though involving quite a few section of lanes and limited variations, with option of one way by train
✦ the landscape is unadventurous, however the next train stop offers some wooded hills
✦ tennis (15mins bike), run by an association year-round sup/raft/archery and kayak (world championships held nearby)(35mins walk/10mins bike)
✦ lots of horse riding, and the next little town has a famous hippodrome
✦ 45min bike on greenway to swimming lake and next town
being in the town is awkward for getting out because the station is 25mins walk (5 bike) but being next to it resolves, with the town at a not unreasable distance to make popping out a bit more of a little outing; there's still a bakery, a resto and good pizza at 15mins walk
tiny organic shop, several supermarkets including organic, brewery and weekly market; good restos, cafe and pub
✦ "graffiterie" in the old paper factory entirely dedicated to streetart
✦ riverside guinguette summer and xmas
the small city of Limoges is 40mins train (last 10pm for going out!); airport year-round to Marrakesh, Stansted, Manchester, Midlands; Toulouse/Bordeaux 3h30 changing; Barcelona connection is laborious
✦ also nice town of Brive 30mins train (last 8pm); airport year-round to Porto and Stansted (35mins drive)
✦ less interesting town of Tulle 35mins bus (last 8:40!)
✦ daytrips:
✧ with lunch in Paris (4h direct train) be do-able though one would need something to do on the train
✧ Cahors (2h direct train; or 1h30 drive)
✧ driving to Rocamadour, Perigeux (1h)
access is pretty good with last departure from Paris 6:30pm(!) and €35, earliest arrival at 9:30am (dep. 5:15am)
✦ from Toulouse last train 5pm in 3h30 with a change
✦ no adequate connections from Barcelona
climate is a bit drab, and not at all pleasant Jan-Feb thus would be closed (except possibly teams) making the remaining months acceptable; 3/4 week Christmas-NYE special programme; Low: Nov,Mar would be low season; Shoulder: Apri,May,Oct shoulder, High: June,Jul,Aug,Sep
noise could be disruptive as the property is in a narrow valley with the line below 70m2 away; I'm not sure this would be a notable issue as outdoor time would generally be elsewhere around except for the summer
✦ passenger trains are approx 5:30am–10pm every 25mins (both directions averaged) however most stop and thus will not make much noise, plus both directions approach from around corners in the valley so masking noise, there's only 10 that pass at speed plus occasional freight trains
✦ the line is being upgraded and the intercity trains (Paris-Toulouse) replaced in 2027 (amazingly with new Spanish trains)
property detail ↗︎
✦ no strolls from the door, requires 25mins into town, then either 1h as a loop along the river, or down the river valley which then offers 1h walks up or down
✦ 1h bike to 2 villages with lakes, up to 4h though involving quite a few section of lanes and limited variations, with option of one way by train
✦ the landscape is unadventurous, however the next train stop offers some wooded hills
✦ tennis (15mins bike), run by an association year-round sup/raft/archery and kayak (world championships held nearby)(35mins walk/10mins bike)
✦ lots of horse riding, and the next little town has a famous hippodrome
✦ 45min bike on greenway to swimming lake and next town
being in the town is awkward for getting out because the station is 25mins walk (5 bike) but being next to it resolves, with the town at a not unreasable distance to make popping out a bit more of a little outing; there's still a bakery, a resto and good pizza at 15mins walk
tiny organic shop, several supermarkets including organic, brewery and weekly market; good restos, cafe and pub
✦ "graffiterie" in the old paper factory entirely dedicated to streetart
✦ riverside guinguette summer and xmas
the small city of Limoges is 40mins train (last 10pm for going out!); airport year-round to Marrakesh, Stansted, Manchester, Midlands; Toulouse/Bordeaux 3h30 changing; Barcelona connection is laborious
✦ also nice town of Brive 30mins train (last 8pm); airport year-round to Porto and Stansted (35mins drive)
✦ less interesting town of Tulle 35mins bus (last 8:40!)
✦ daytrips:
✧ with lunch in Paris (4h direct train) be do-able though one would need something to do on the train
✧ Cahors (2h direct train; or 1h30 drive)
✧ driving to Rocamadour, Perigeux (1h)
access is pretty good with last departure from Paris 6:30pm(!) and €35, earliest arrival at 9:30am (dep. 5:15am)
✦ from Toulouse last train 5pm in 3h30 with a change
✦ no adequate connections from Barcelona
climate is a bit drab, and not at all pleasant Jan-Feb thus would be closed (except possibly teams) making the remaining months acceptable; 3/4 week Christmas-NYE special programme; Low: Nov,Mar would be low season; Shoulder: Apri,May,Oct shoulder, High: June,Jul,Aug,Sep
noise could be disruptive as the property is in a narrow valley with the line below 70m2 away; I'm not sure this would be a notable issue as outdoor time would generally be elsewhere around except for the summer
✦ passenger trains are approx 5:30am–10pm every 25mins (both directions averaged) however most stop and thus will not make much noise, plus both directions approach from around corners in the valley so masking noise, there's only 10 that pass at speed plus occasional freight trains
✦ the line is being upgraded and the intercity trains (Paris-Toulouse) replaced in 2027 (amazingly with new Spanish trains)
property detail ↗︎
property
✧ down from last at 108k and more prior; for sale since at least 2021
✦ not great value due to needing quite a bit of fitout but becomes interesting with the offered vendor credit — 60% credit would be €833/mo over 6 years, thus most renovation could be undertaken without funding
faces east at front, and west directly into hill at back, so no south :(
✦ front looses direct sun just after midday, but the rear does catch it for a bit, in the winter gone by 2pm, summer maybe still catching some until 4pm
✦ could add a new 30m2 orangerie at north end, if raised above the annexe would catch sun until lost
main building:
✧ ground as semi open-plan kitchen-dining-lounge; has 2 doors plus wide french doors onto the small terrace so in summer would often be fully open
✧ 1st would have library-lounge with 2 windows, plus 4 ensuite rooms (prob 2 plus at front and 2 basic at back)
✧ 2nd/attic would have 3 basic front, 4 cells with divided windows (back), plus 2–3 bathrooms
✧ potentially the library could be placed in the workspace thus adding another plus ensuite room
✦ rebuilt annexe:
✧ ground workspace and shed with large glass frontage
✧ 1st floor with 2 studios rear (covered?) access or front steps, ~22m2 each; 3m wide, 8m deep
✧ 2nd as rooftop orangerie with mostly glass roof
all windows need replacing of course
✦ parcel 352
✦ 50m2 *2 north annexe, garage at ground, 1st floor with dormer
✦ 100m2 main building *2 + attic with 3 dormers front (70m2 standing), 3 rear, 2 of which are larger
✦ 5 windows across 1st
✦ 12m+ usable long, 8.5m deep, +6m annexe, 8m deep
✦ ground no windows at back, 1st likely door opening onto hillside
✦ 80m2 flatish at end of buildings
✦ 300m2 hillside, of which 120m2 is flatish above roof height, and 90m2 potentially flatish at 1st floor height thus suitable for extending
✦ 30m2 front roadside terrace
✦ road is barely used to 1 hamlet
40m2 *2 cottage (parcel 59) in better condition next door but being sold separately for 50k, fully usable
tax likely under 1.5k rising to 2.5k
✦ not great value due to needing quite a bit of fitout but becomes interesting with the offered vendor credit — 60% credit would be €833/mo over 6 years, thus most renovation could be undertaken without funding
faces east at front, and west directly into hill at back, so no south :(
✦ front looses direct sun just after midday, but the rear does catch it for a bit, in the winter gone by 2pm, summer maybe still catching some until 4pm
✦ could add a new 30m2 orangerie at north end, if raised above the annexe would catch sun until lost
main building:
✧ ground as semi open-plan kitchen-dining-lounge; has 2 doors plus wide french doors onto the small terrace so in summer would often be fully open
✧ 1st would have library-lounge with 2 windows, plus 4 ensuite rooms (prob 2 plus at front and 2 basic at back)
✧ 2nd/attic would have 3 basic front, 4 cells with divided windows (back), plus 2–3 bathrooms
✧ potentially the library could be placed in the workspace thus adding another plus ensuite room
✦ rebuilt annexe:
✧ ground workspace and shed with large glass frontage
✧ 1st floor with 2 studios rear (covered?) access or front steps, ~22m2 each; 3m wide, 8m deep
✧ 2nd as rooftop orangerie with mostly glass roof
all windows need replacing of course
✦ parcel 352
✦ 50m2 *2 north annexe, garage at ground, 1st floor with dormer
✦ 100m2 main building *2 + attic with 3 dormers front (70m2 standing), 3 rear, 2 of which are larger
✦ 5 windows across 1st
✦ 12m+ usable long, 8.5m deep, +6m annexe, 8m deep
✦ ground no windows at back, 1st likely door opening onto hillside
✦ 80m2 flatish at end of buildings
✦ 300m2 hillside, of which 120m2 is flatish above roof height, and 90m2 potentially flatish at 1st floor height thus suitable for extending
✦ 30m2 front roadside terrace
✦ road is barely used to 1 hamlet
40m2 *2 cottage (parcel 59) in better condition next door but being sold separately for 50k, fully usable
tax likely under 1.5k rising to 2.5k
towards ownership and use in any property
email jacob@hub.house, or join the Whatsapp group