Buying a period property in France to convert
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From Normandy in the north to Languedoc in the south, there are buildings full of soul, crying out to be converted. Their history and character make them very attractive, but although their purchase prices can seem reasonable, some of these former places of worship are in dire need of work, and to transform them into comfortable dwellings would take more than most of us earn in a year, and then some.
The tricky part of buying a period property to convert is budgeting for the works, but Penny Zoldan of Latitudes has good advice: "You can get a ballpark estimate from a builder prior to putting in your offer, so you can decide if your project is affordable. Always allow a little on top, because it's impossible to get an exact figure until all the materials and decor have been chosen. Don't expect the owners to reduce the sales price because the property needs money spending on it, though - they already know this, and will have priced it accordingly. Remember that it's the position and character of the property that you're paying for."
Of course, the purchase price is only the start of the story. Zoldan adds: "If you're buying an older structure to convert, it's essential that you have the necessary budget to not only transform it, but to run it and keep it in a good state of repair. For rewiring and re-plumbing, use local, qualified craftsmen who've been recommended, perhaps by the agent you're buying through, to make sure the work is done in accordance with regulations. You're supposed to get a ten-year guarantee on these works, and if you decide to sell later, this paperwork will be proof that the job was done properly. It's important to keep all bills relating to work carried out, so the cost can be claimed against capital gains tax. Work done properly at the outset can save you money in the long run, as maintenance costs will be lower. Insulating an older property is money well spent - old stone homes can be aesthetically pleasing but dreadfully cold!"
If these words of wisdom have not deterred you from buying a holy home, VEF is marketing a 300-year-old convent in Limousin for only €68,894 (£47,000), and for this you get not one but two houses and a two-storey barn, set within the (sacred) heart of a sleepy hamlet. Water, electricity and sanitation need to be installed in this top-to-bottom project that is certainly not for ye of little faith, but this wreck has the potential to provide at least seven bedrooms, and additional living space could be carved out within the barn. The location is good - a town with facilities is ten minutes away, and Limoges airport can be reached by car in 45 minutes - but buyers would need to have unshakable faith in their abilities to take on such a challenge.
Less daunting perhaps is a presbytery offered by Latitudes in Aveyron, in the southerly Midi-Pyrenees region. Another renovation project, the building is structurally sound and comes with 160 square metres of living space, four bedrooms and a convertible attic. A courtyard and bread oven add to its charm, but the key criterion is location: only five minutes from a school and shops, this French home also has good access to the motorway and airport, and the price tag is a reasonable-sounding €175,000 (£119,000).
Buying a character home does not have to involve conversion or renovation, provided your pockets are deep enough. Currently on agent Lotthe-Marshall's books is a beautifully converted 13th-century priory and Roman chapel, situated in the Gard departement of the Languedoc region. A priory it may have been, but there is nothing puritanical about this property: its original features have been faithfully preserved to create a spacious, stylish home with central heating, free-form swimming pool, vaulted cellars and half a hectare of fenced grounds. Such luxury does not come cheap - be prepared to part with €1,284,000 (£874,000) - but for this price, you can acquire your own little piece of heaven on earth.
More humble aspirations, closer to home? Your prayers have been answered. On the western coast, Vendee -based property developer MK Developments has recently completed the conversion of a monastery dating back to AD1000 into 30 luxury apartments and houses, set in two hectares of private gardens; Le Monastre is an exclusive, gated retreat, with on-site caretaker and heated swimming pool (the monks must be turning in their graves). At the time of writing, three units were left for sale: prices start from €375,000 (£255,000) for a top-floor, two-bedrooom, 149-square-metre apartment with oak beams and exposed stone walls.
And VEF has a former priory is up for grabs within easy reach of Caen ferry port, on France's northern coast. Priced at €682,934 (£465,000), this habitable home has five bedrooms, plenty of period features, woodland and orchards, and with the famous tapestry town of Bayeux just five minutes away, this is country life without the customary isolation. Freshened up, this old-timer could be transformed into a fabulous family home, or a characterful bed and breakfast (buildings with a story to tell have undoubted pulling power).
Someone who knows about the attraction of homes with history is Karl O'Hanlon of developer Garrigae Investissements. The company has just completed a residential project in the Languedoc village of Herepian, converting a 17th-century convent into suites designed for short-term holiday lets. Le Couvent's faade retains its original features; its walls have been covered with traditional limewash and the discreet openings of its mullion windows preserve the building's intimacy. A landscaped garden lies behind the convent, where terraces allow guests to indulge in quiet contemplation; a glass bay houses the spa and indoor pool. The interior decor is a modern take on monastic tradition (think un-showy chic), and the mineral coolness of the stone floors is warmed by the walls' subtle colour washes.
O'Hanlon says: "Undoubtedly, there's a charm about older buildings that typical new-build developments struggle to recreate. What we aim to do is marry the character of the old with the comfort and convenience of the new, and it seems to work - Le Couvent sold out within weeks of its launch, before we'd even broken ground." The company is now planning a project in the Herault area, where Le Cloitre (the cloisters) will offer an oasis of calm, within easy reach of airports at Montpellier, Carcassonne and Perpignan. A ground-up project built in the style of a cloister, this new development of around 60 units will be aimed at buyers wanting maximum use of their property. Details are still under wraps as the launch is not due until autumn this year (you read it here first!), but prices are likely to be around €4,000 (£2,725) per square metre.
TIPS FOR BUYERS OF HEAVENLY HOMES
- Remember the mantra: location, location, location.
- Do the maths carefully: older homes may need renovation or modernisation that can eat into your budget.
- Get written estimates for any work you want carried out. It is common practice for both client and artisan to sign the estimates prior to the deposit being paid and work starting.
- Turning a non-residential property into a home takes more time and money than a standard renovation project.
- Churches, chapels and the like are not known for their high levels of comfort: some serious insulation and an effective heating system may be called for.
- Watch out for potential planning permission problems - is your dream property a listed building? Contact the Architecte des B‰timents de France for advice.
- Don't over-estimate your abilities. Tackle a major renovation on a wing and a prayer and you are asking for trouble.
Read our other articles about buying property in France:
as well as overseas news stories affecting the property market in France, the Homes Overseas Guide to Buying Property in France or view our range of property for sale in France.
First published in Homes Overseas Magazine September 2007.
Some information contained within this article may have changed since it was first published. Homes Overseas strongly advises you to seek current legal and financial advise from a qualified professional.
