Ackerland Hotel

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

area ✧ the locaion would primarily be for radiating out whilst having a nice little town to pop into occasionally

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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 stroll 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

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being in the town woudl be awkward for getting out because the station and the property are 25mins walk (5 bike) but being next to it resolves this, yet the town at a not unreasonable distance makes popping out a bit more of a little trip; 15mins walk there's still a bakery, a resto and good pizza (2nd best burgers in France…?)

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tiny organic shop, several supermarkets including organic (15mins bike), brewery and weekly market; good restos (inc a Cambodian), cafe, plus coffee/gin shop serving organic salads
✦ "graffiterie" in the old paper factory entirely dedicated to streetart
✦ riverside guinguette summer and xmas

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lots of villages and fetes in the summer
✦ nice town of Brive 25mins train (last 8pm); airport year-round to Porto and Stansted (35mins drive for pickups)
✦ small city of Limoges 40mins train (last 10pm so can go out!); airport year-round to Marrakesh, Stansted, Manchester, Midlands; Toulouse/Bordeaux 3h30 changing; Barcelona connection is laborious
✦ less interesting town of Tulle 35mins bus (last 8:40pm)
✦ daytrips:
  ✧ Dordogne river (1h drive)
  ✧ Rocamadour (1h drive)
  ✧ lunch/overnight in Paris (4h direct train)
  ✧ Cahors (~1h50 train; or 1h30 drive)
  ✧ Perigeux (1h50 train, 1h drive)
✦ the local supermarket has 9pers minibus for rental until one is bought (€70/day which is not unresonable when split up)

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access is pretty good with last departure from Paris 6:30pm(!) €35
✦ from Toulouse last train 5pm in 3h30 with a change
✦ from Barcelona only departure 8am, 3 changes arriving 6pm (9h30!) once upon a time there was a night train

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climate is a bit drab, and not at all pleasant Jan-Feb so would be closed (except maybe teams escaping Paris) making the remaining months acceptable; 3/4 week Christmas-NYE special programme; Low: Nov,Mar; Shoulder: Apri,May,Oct; High: June,Jul,Aug,Sep

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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) many stop and thus will not make much noise, plus both directions approach from around corners in the valley masking approach 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) so times and frequency shoudl improve slightly

property detail ↗︎

property ✧ actual price 100k, down from last at 108k and more prior; for sale since at least 2021
✦ not the best value as compared cheaper spending more, but interesting with the offered (interest-free) vendor credit, 39k acquisition (inc fees) plus €900/mo over 6.5 years

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would have to close 4 months (mid-Nov thru mid-March) but would reopen for a special 3-week chrimbo/nye gig, and possibly for teams

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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

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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

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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

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40m2 *2 cottage (parcel 59) in better condition next door but being sold separately for 45k, fully usable, acquireable for 10k extra and €450/mo but questionable utility

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tax 1.5k prob rising to 2.5k