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Aude Property

A guide to the different areas of the Aude, Languedoc Roussillon
The Aude (sometimes referred to as the Pays Cathare) is department 11 in France and takes its name Aude river which runs through it. It is the largest of the five departments in the Languedoc-Roussillon region, covering an area of 6343 km2. Its land rises in some parts to just under 2000 metres above sea level and stretches northwards to the Black Mountains and southwards to the foothills of the Pyrenees. The Mediterranean coast forms its eastern flank and its western border cuts through the Quercorb plains south of Toulouse, past the Plantaurel Mountains and down to the Sault Plateau. It is bordered to the north by the Hérault and the Tarn, to the south by the Pyrenees Orientales, and to the west by the Ariège and the Haut-Garronne departments.

The Aude is only just now starting to see real development in its tourist industry, and because of this it remains for the time being a real treasure for many property buyers who are charmed not only by its stunning landscape and fantastic location, but also by its very competitive house prices. The area is bursting with potential - it is possible to be within an hour from both the beaches and the ski slopes, making it a great area to invest in! Furthermore, since the main motorways run along the north and east of its perimeter linking Carcassonne and Narbonne to Toulouse and Perpignan, the rest of the interior of the Aude enjoys a less hectic pace of life, and retains the unspoilt tranquility that other areas of southern France have lost.

WHERE ON EARTH IS MALPERE?
The legacy of the rich history of the Aude is that there is often more than one name for its different areas, some of which are used in administration, others appear in tourism guides and yet others are only known by estate agents! By and large the department is usually divided into five areas: Narbonne and its surrounds, the Littoral Audois, the Corbières and Minervois, Carcassonne and its surrounds, and finally the Lauragais and Haute Vallée.

Rolling hills in the Lauragais
The Lauragais encompasses the west of the Aude and forms part of the region known as the “granary” of the south of France. Here you will find the rolling hills and plateaux devoted to the mainstay of the Aude: agriculture. The landscape is verdant and interlaced with streams and rivers flowing over towards the Aquitaine basin west of the Languedoc Roussillon. This area is also home to some stunning medieval towns such as Fanjeaux and many castles like the one at Chalabre where regular medieval festivals are held. The rolling hills of the north Lauragais then give way to the more dramatic foothills and forests of the Pyrenees in the south Haute Vallée (Malpere!), with some of the most incredible vistas of the mountain range itself beyond.

The beautiful Corbières
The east of the Aude is given over mainly to the winemaking areas of the Minervois to the north and the Corbières to the south. Of the two, the Corbières is the least populated as the landscape is made up of 220,000 hectares of hills covered in aromatic garrigue (scrub) and vines. It has a wild kind of beauty and is scattered with tiny hamlets, independent farm holdings and ruined Cathar castles. Property buyers can be assured of a remote location here, but will need to be prepared to drive a lot as most facilities are located nearer the larger towns east and north of the Corbières.

Golden beaches of the Littoral
The Littoral Audois is the area stretching along the coast of the Aude and inland to cover the étangs (lagoons) south of Narbonne. The enormous expanse of beach along the coast makes this the ideal area for sun lovers and for those looking for a sound investment opportunity. The coastal resorts of Narbonne-Plage, Saint-Pierre-sur-Mer and Port-Leucate have only recently been developed, so much of the housing is very new and modern. However, there are also the older more charming seaside towns of Gruissan and Sigean with a more picturesque appeal.

Alet-le-Bains
Carcassonne, the administrative capital of the Aude, and its surrounds are ideal for commuters. Along the routes in to these towns and the Canal Midi which runs around the north of Carcassonne, you will also find many beautiful villages such as Castelnaudry and Rennes-le-Chateau and thermal spas such as Alet-le-Bains and Rennes-le-Bains. Carcassonne is also famous for its fantastic Cité - the medieval fortified town which is now a classified UNESCO world heritage site. It is, therefore, well served with restaurants and hotels and currently represents a good investment opportunity with the recent popularity of all things medieval thanks to the Da Vinci Code and Labyrinth books and film, and the continued development of the airport at Salvaza.

Elegant Narbonne
Whilst Carcassonne trades quite blatantly on its cultural heritage and thus is very much on the tourist trail, Narbonne has remained somewhat ignored by the majority of holiday makers - to its great benefit. It is a very pretty town, with the Canal de la Robine running through it, flanked by a grand avenue of birch trees shading elegant town houses, outdoor bars and bistros. There is history and culture to be found at the Cathedral Saint-Just, and Narbonne also boasts excellent clothes shopping and a fantastic indoor market. Narbonne is the Aude’s hidden secret!

TRANSPORT LINKS
The Aude is served by Ryanair from Salvaza Airport, ten minutes from the centre of Carcassonne, with routes to London Stanstead, Nottingham West Midlands, Liverpool, Dublin and Brussels. Toulouse is just an hour away from Carcassonne by car, and Montpellier less than two hours. There are good train links in both directions from Carcassonne, and there is also access by boat via the Canal du Midi.

Property Prices in the Aude & Pyrenees Orientales
PROPERTY PRICES IN THE AUDE
With such a diversity of landscape and its great climate, it’s easy to see why this part of the Languedoc Roussillon is beginning to attract people’s attention. Better still, as the Aude is relatively unknown to foreign buyers it represents one of the few areas in France where property prices are still relatively cheap. This is particularly true for properties further inland where it is possible to buy a ruin for less than €50,000 - although at these low prices buyers must be prepared for some serious renovation. However, French vendors in the Aude have begun to see the potential of the foreign market and prices have started to rise quite rapidly. It is nevertheless a buyer’s market, with the local population keen to keep small villages alive, so it is always a good idea to try and bargain people down.

Generally speaking you can expect to pay around €160,000 for a three bedroomed cottage in the agricultural areas of Lauragais and Haute Vallée or Corbières and Minervois, whilst a similar property nearer to Carcassonne or Narbonne and the commuter belts surrounding the motorways will set you back about €220,000 (expect to pay at least €50,000 more for properties with pools and large gardens). Prices on the much sought after coast are naturally higher, where small studio flats cost around €75,000 and three bedroomed modern villas currently cost around €250,000. Apartments in Carcassonne and Narbonne are also quite expensive - a three bedroomed apartment in the centre of these towns currently costs on average €200,000.

PROPERTY PRICES IN THE PYRENEES ORIENTALES
With its excellent location and incredible scenery, it is not surprising that the Pyrenees Orientales has seen dramatic rises in property prices in recent years. However, there are still some good deals to be had if the prospective buyer is willing to spend time investigating every possibility. We would recommend being very clear about the kind of property and the area required, as the department has a wide variety of property available.

Clearly, prices for property overlooking the sea, chalets close to the ski slopes and residences in the centre of Perpignan and the more sought after neighbourhoods surrounding it are quite high - you can expect to pay somewhere between €300,000 and €350,000 for well renovated homes with three bedrooms whilst prices for studio apartments in these areas are currently priced between €70,000 and €90,000. Buyers looking for a more modest price should really consider the areas around the Fenouillèdes and the northern perimeter of the department where it meets the Aude, as its reputation for being more rustic means it has not seen as much interest as the more chic beach/ city/ ski slope locations. Properties with three bedrooms in this area are more likely to be found between €180,00 and €220,000. As with much of the Languedoc Roussillon, where traditionally houses weren’t built with large gardens, these and swimming pools come at a premium and you can expect to add as much as €50,000 for these extras. Alternatively, for the more adventurous buyer in search of a renovation project properties can be found from as little as €90,000 but will need a lot of work!

Perpignan Property Update
Trends and updates in the property market Vibrant nightlife in Perpignan The clichéd French dream, much written about in the French property press and propagated by countless relocation programmes on television, is the stone farmhouse in acres of French countryside with generous neighbouring farmers who leave gifts of eggs and fruit on the doorstep. In reality, while this is still what some buyers aspire to, this is less and less what our clients are looking for. There are many facets to “the real France” and if you live in a city in the UK, chances are that relocating to the countryside, or even a small town, will be a step too far. Second homes in cities are an increasing phenomenon, and Perpignan, with its easily accessible location and Mediterranean climate, is well worth consideration

Prices are growing fastest in the area around the new TGV station which offers great mid to long term investment potential. The TGV line (opening in 2009) will link Perpignan to Barcelona in just 50 minutes, making the Catalan capital commutable. As a result there is significant demand from Spanish buyers. This part of town will benefit from huge investment and property prices are already reflecting this.

As for 2007? The Languedoc Roussillon is a fairly expensive area but it has a lot going for it, not least the weather. We’ve read so many horror stories about the imminent collapse of the property market here but now we just take them with a pinch of salt. we honestly believe that discerning buyers sense that the Languedoc Roussillon is the new Provence.

The charming town of Céret - a Pyrenees Orientales property hotspot

Céret is the kind of town one falls in love with at first sight, and that was certainly the case for me touring the Pyrenees Orientales region. Approaching Céret from the east towards the three parallel bridges crossing the pretty River Tech, you can really appreciate the stunning backdrop of the Pyreneen foothills and cherry orchards surrounding the town. The town’s attractive centre encapsulates what many foreign buyers think of as the French dream – cobbled streets lined by pastel coloured town houses, a pretty square with al fresco eating for much of the year and plane tree-lined shady streets with plenty of cafés and one off shops – a far cry from your average British high street with its ubiquitous chain stores.

The town’s beauty has been a magnet for artists in the past, the most famous being Picasso, who is reputed to have founded the Cubism movement when he lived here. This artistic heritage is celebrated in the Museum of Modern Art, situated next to the Mairie, which has some permanent works by the master himself and also exhibits other impressive names from the art world, especially considering the small size of the town.

The climate here is a major attraction too – the town sits in the southernmost valley in France, a stone’s throw from the Spanish border and enjoys long summers and short, relatively mild winters. It is rarely cold enough to snow and boasts 300 days of sunshine a year, which means lots of bright blue skies throughout the winter months, even when the temperatures do drop. With both the Mediterranean coast and ski resorts accessible, there is plenty to do all year round.

Officially, of course, Céret is in France, however, the locals see themselves as Catalan and the Catalan influences in the town are strong. Most surprising to many visitors is the existence of a bullring, which plays host to a 3 day long bullfighting festival, the Céret de Toros, during Bastille Day celebrations when the town also stages a mini running of the bulls (à la Pamplona) accompanied by live music and much merriment in the evenings.

If you’re visiting the town, a great place to stay is Mas Trilles (open for the summer months only), a wonderful stone building housing a 3 star hotel run by exceptionally hospitable owners. The only downside is that it is located on the outskirts of town but this minor inconvenience is worth it. Make sure you factor a Saturday into your visit so you can sample the weekly market which is a feast for all the senses combining stalls selling everything from clothes and handmade toys, to vats of steaming paella, roasted chickens and delicious local cheeses.

You will not be the first foreigner to be seduced by Céret’s charms - there is a sizeable expatriate community not only in Céret itself, but all along the Tech Valley, made up not just of Brits, but also Germans, Dutch and Scandinavians. Although many of our clients say they want to avoid this at all costs, not only is it increasingly hard to do so anywhere in France, but it is easy to underestimate the cultural impact of moving to a foreign country, and the benefits of having like-minded fellow countrymen to chat to.

If you do decide to buy a home here, whether as a permanent resident, or for holidays, be warned - prices are not cheap. This is one of the two property hotspots of the Pyrenees Orientales (the other being the seaside town of Collioure) and prices have rocketed over the last few years, fuelled largely by foreign buyers. That said, the market has levelled off in the last year or so after the folly of previous years. Many vendors are stuck in the past and have unrealistic expectations with regards to price, so there is often quite significant room for negotiation, especially at the higher end of the market. This is also a good location for the buy-to-let market, with good quality rental properties in high demand from locals who can’t afford to get on to the property ladder.

If you want to be in the very centre of town, your choice is largely limited to a typical French townhouse or apartment, with no outside space or, at best, a roof terrace or small courtyard. These are rare on to the market, and change hands quickly, often privately. Prices start at 150,000 euros. Further out from the centre, larger houses and villas with small gardens can be found from upwards of about 280,000 euros, and at the luxury end of the market you are looking at anything from 500,000 euros upwards for villas with a large garden and all mod cons. You need to go further out of town still to find the traditional stone properties which are so coveted by us Brits, and you will pay the price for these as there are relatively few of them.

If your budget doesn’t stretch to Céret prices, it is worth considering neighbouring towns and villages, such as Maureillas or Amélie les Bains, where prices are lower but you still have Céret’s delights on your doorstep.