Guide to starting prices
for property and houses in the Pyrenees Orientales, departement 66.
Whilst prices have risen considerably over the past 3 years, Roussillon
still represents excellent value for money compared to its neighbours
of the Cotes d’Azur-Alpes-Provence areas - and in start contrast
to the UK.
Inland along the 3 Valleys
Village/Town Houses & Bungalows (2/3-bed)
-With outside area*, ready to move into from around 120,000 €, but
more choice is to be found from around 150,000 €
-With outside area, needing renovation from around 70,000 €
-Without outside area, ready to move into from around 85,000 €
-Without outside area, needing renovation from around 50,000 €
*Balcony, loggia (covered balcony), (roof) terrace, patio, veranda, courtyard
or small garden
Character Houses (often 4-bed)
-With outside area, ready to move into from around 180,000 €
-With outside area, needing renovation from around 120,000 €
Villas (2/3/4-bed)
-Generally semi-detached or terraced with reasonable outside area (circa
400m2 outside area to include or sufficient for pool) from around 210,000
€
-As above, but larger detached houses from around 270,000 €
-Spacious detached houses with land (1,500m2+), outbuildings, pool and
more from around 400,000 €
Catalan Mas - renovated from around 180,000 € to
1,000,000 €
Masters’ Houses (3/4-bed)
- With outside area, needing renovation from around 200,000 €
- With outside area, ready to move into from around 450,000 €
Listed buildings – renovated, with outside area
from around 300,000 €
Country Houses
-With outside area, ready to move into from around 120,000 €,
-With outside area including land, ready to move into from around 240,000
€
Barns to renovate from around 50,000 €
Ruins
-Small properties to renovate totally from around 100,000 €
-Larger properties (i.e. house & mill) with land to renovate from
around 250,000 €
Note: Ruins for renovation are increasingly few and far between in Departement
66, simply because there has been a massive boom in this particular section
of the market over the past 2 years and consequently the majority have
now been renovated!
The Mediterranen Coast
- 1-bed apartments with/without outside area from around 70,000 €
- 2-bed apartments with outside area from around 110,000 €
- 1-bed holiday homes (+/- mezzanine) with outside area from around 75,000
€
- 2-bed holiday homes (+/- mezzanine) with outside area from around 115,000
€
- 3/4-bed villas, generally semi-detached or terraced, with reasonable
outside area (circa 400m2 outside area to include or sufficient for pool)
from around 210,000 €
Note that properties on the coast are often sold furnished and thus ready
to move into.
The area north of Perpignan (La Cote Radieuse) comprising Port-Bacares
to St Marie Plage tends to be less expensive than the coastal area to
the south, probably because it is less popular. Resorts like Argeles-sur-Mer
tend to be more reasonable compared to Canet-Plage and St Cyprien. Cerbere
– a stone’s throw from the Spanish border – offers good
value property with 1-bed apartments with outside area starting at just
40,000 €.
Similarly on the Cote Vermeille Port-Vendres, albeit just down the road
from its pricey neighbour Collioure, offers far less expensive and good
value-for-money properties. Collioure, the next St Tropez, is currently
the most expensive part of the Roussillon coast. In some cases, the cost
per square metre is rising to
6,000 €! Expect to pay from around 200,000 € for a 2-bed apartment
with outside area, 250,000 € for a 3-bed villa (add 50,000 €
for a pool) and from around 360,000 € for a 4-bed villa. The area
immediately inland from Collioure, known as les Alberes, is also highly
sought after and prices reflect this.
Perpignan
-1-bed apartments without outside area, with parking/garage from around
75,000 €
-2-bed apartments with outside area and parking/garage from around 110,000
€
-3-bed apartments from around 150,000 €
The Mountains
Les Angles
-Studios/1-bed apartments with outside area from around 30,000 €
-1-bed apartments + mezzanine from around 90,000 €
Font Romeu
-1-bed apartments with outside area from around 65,000 €
-2-bed apartments from around 90,000 €
-3-bed apartments from around 125,000 €
-3-bed chalets with outside area from around 165,000 €
Note that properties in the mountains are often sold furnished and thus
ready to move into.
New-build Properties
New-build properties, apartments in particular, are worth consideration
since not only do they offer excellent value for money, they benefit from
reduced notaire’s fees (circa 3-4%) and good re-sale value together
with low maintenance and ease of lock-up and leave. They also offer you
the chance to spread the cost by paying in stages rather than in one lump
sum, as well as a deposit of just 5%. For example, recent new-build studio
cabins & apartments in Font Romeu, each with private balcony, now
sold, started at just 54,000 €.
Please note that starting prices quoted above are a guide only and are
subject to fluctuation. There are always exceptions to the rule.
Driving Forces
MARKET – Demand continues to outstrip supply;
it is very much a seller’s market at the moment. Increasing amounts
of French (retiring or in search of holiday homes) as well as British,
Scandinavians and Dutch buyers are fuelling this trend.
LOCATION – In the 3 Valleys prices range from
most reasonable in the Agly Valley to most expensive in the Tet Valley.
Prices also vary according to the part of the valley too; as one moves
further along all 3 valleys westwards towards the mountains, property
becomes far more reasonable. Prices naturally increase in sought-after
towns and villages such as Ceret and Thuir.
Remote areas will generally be cheaper and can be tempting! It may only
be 16 km away, but consider whether you're happy to drive for 30 minutes
along winding, but well-made mountain roads for your croissants in the
morning. Bear in mind that the same property would probably be double
the price within reach of amenities.
Surprisingly, the coast can be quite competitive compared to inland,
bear in mind that prices rise as one gets closer to the seafront, of course!
The mountains can also offer good value for money properties too (particularly
in comparison to the Alps).
OUTSIDE AREA – This increases the value of the
property significantly and can double the price of the same property minus
an outside area.
LAND - comes at a premium and anything over 0.5 acre
(2000m2) will increase the price considerably.
CONDITION – A property in need of major renovation
can cost up to 50% less than a property that is instantly habitable.
GARAGE – A worthwhile addition, particularly where
apartments in bustling Perpignan are concerned. Not only does a garage
add to the cost of the property, it is a valuable asset for the future
and current vendors are well aware of this! (garages alone are costing
from 16,000 €). A parking space is the next best option.
TIMING – If the property has been on the market
for some while, the vendor will probably be getting itchy feet and ready
to negotiate a good deal on the asking price. If he/she is in a rush to
sell from the outset, the price will usually reflect this.
Tips
Be ready to move fast as soon as you spot your dream property. Houses,
and particularly good value ones, won’t wait for you in the current
market!
Be prepared to compromise – how important is the lack of a garage
if the property fulfils all of your other criteria? Consider other options
such as renting one eventually. Modify your dream or your budget if need
be.
Remember that the essential thing is to get your foot on the property
ladder at this stage. You can then move on up into your dream property
(that has everything) once you have more time at your disposal and more
funds available.
Nil desperandum! You may not find what you’re looking for immediately;
persevere - it usually takes several visits.
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