House and property prices in the Aude, in Languedoc, France

Guide to house and property prices in the Aude - 2008

The price of houses and properties for sale in Languedoc in general is increasing and the Aude is no exception. While real estate in the Aude is still a bargain for the south of France, it isn't cheap.  Right now - January 2008 - the real estate market in the Aude is slow and has been for about 18 months. Prices at higher levels have come down but the low end of the market has held.

The following prices are guidelines to help you with oyur budgeting. You may find something for less, it may cost you more.

Five years ago you could buy an unrenovated village house with a small garden in the Corbieres for about €30,000.  Now, if you can find one, it will cost you about €100,000 to €150,000.

Remember, there's a reason that cheap French houses are cheap.  They need a lot of work.  They also represent some real bargains, if you're willing to do the work or have it done.

To give you an idea of what to expect, and to help with your budgeting, we've put together a rough pricing guideline for property in the Corbières, Minervois, Razes, Carcasses, and Lauragais areas of the Aude.  If you aren't sure where the areas are click on the map for a full size image in a new window. There are always exceptions but not many. 

House with a garden in the Aude?

Most of the houses in these areas are in villages and the majority have no outside space attached to the house, no garden, no terrace, no court.  Almost everyone wants a house with a garden attached.  They're rare and the price reflects this.  Many people want a detached house.  Once again rare unless they are newer. 

If you want a detached house with a garden or yard a newer house or villa is your best bet.

There is also high demand for houses in villages with amenities.  Again this is reflected in the price.

Village houses

Realistically, for a three bedroom village house, with no outside space, in good condition in a village with a cafe/bar and maybe a restaurant, a bakery, a butcher, and a grocery store, within an hour of the coast and of Carcassonne airport you can expect to pay at least 135,000 euros. 

Same house in a village with no amenities would be about 120,000 euros.  Unrenovated, it could be as low as 50,000 euros.

Same house with a court in a village with amenities, 150,000 euros

Same house with a court in a village with no amenities, 140,000 euros

Same house with a garden in a village with amenities, 195,000 euros

Same house with a garden in a village without amenities, 180,000 euros

There will never be a lot of village houses with gardens on the market because they are rare here.  

When a house is listed as good condition you need to plan on painting and decorating.  A lot of the time you also need to update or replace kitchens and bathrooms.

Villas

You may want to consider a villa rather than a village house. Villas are newer construction, often bungalows. They almost always have gardens. The older ones - those built in the 70s and earlier - have lovely mature trees and large gardens.  Normally they don't need anything beyond decorating although you may wan tto upgrade the electrics and plumbing.  They are often on the edge of villages and towns.

Prices start at about 190,000 euros.

Cheap property in Languedoc Roussillon? Renovate

If you decide to look for a village house there are ways to get outdoor space. The real bargains are village houses that need renovation.  Prices for those start at about 50,000 euros depending on condition and location.  They can be found for as little as 25,000 euros.  The less you pay, the more work that will need to be done.

Roof Terrace

It is sometimes possible to convert part of an attic to a roof terrace but this depends on the village.  It's best to talk to the Marie about it because there aren't many villages left where you can get permission to make an open roof terrace.  The issues with adding terraces and new windows are usually whether it will overlook someone and impinge on their privacy and/or is there a chateau or church or something of historical importance in the town that would overlook the window or terrace.

Non-attached Garden

There is sometimes a garden that is not attached to the house.  It isn't quite the same as stepping out the door into your garden but it is an option for outside space.  With a small gazebo or summer house, a terrace or patio, and strategic plantings you can end up with a delightful outdoor space that is just a couple of minutes from the house.   Once again check with the Mairie to make sure that you can put some kind of structure on the land.  Best to call it a garden shed.

Courtyard

If a house has a barn or stable attached to it you could remove the roof and make a courtyard garden.  Once again check with the Mairie.  These can be quite lovely

Do what the French do

In small French villages children play in the village square and on the streets - very little traffic. There are always benches around the village and people sit on them and chat and sip wine. They set garden chairs in front of their houses, and have container gardens lining the front of the house. It's very social and you will get to know the villagers.

Habitable, a movable feast

Keep in mind that when real estate ads describe houses as habitable it doesn't necessarily mean that you'd want to live in them.  Almost all houses that you'll look at will need decorating, a lot of them will need kitchens and bathrooms updated, and some will need new wiring and plumbing.

Renovation

Renovating usually means knocking down partition walls, adding staircases, replacing windows, as well as re-wiring, plumbing, adding kitchens and bathrooms and decorating.

Restoration

Restoration can start with anything from three or four walls to a house with a bad roof and rotten floors, and no electricity or water. Usually you'll need to involve an architect in a restoration project.

Conversion

Conversions take a building that was not a house, perhaps a barn, and makes it into a house. Sometimes there is water and electricity and sometimes not. You always want to make sure there is a certificate of urbanization in place or that it is possible to get one. If you're looking at a building that isn't in a village and has no water or electricity make sure that you can get village water or that there is a good well and mains drainage or that there is an existing septic tank.  Also make sure that EDF will run electricity to the house or be prepared to live with generators and solar power. Count on at least €1000.00 per square metre to do the conversion.

Renovation costs, a guideline