The Tarn-et-Garonne is the youngest of the 104 French departments situated discreetly in the heart of south-west France in the region Midi-Pyrenees. Blessed with three rivers the Tarn, the Garonne and the Aveyron and a stable climate with rain in spring and dry and sunny months after this is a wonderfully welcoming department with a relaxed and care-free feel. It was created in 1808 by Napoleon who had received a triumphant and grandiose welcome to the region. Legend has it that in order to define the border of this new territory Napoleon placed his hand on a map and drew around it to create the Tarn et Garonne. Take a look at the contour and you can see what vaguely resembles his thumb to the east ! Thus carving out chunks of neighbouring departments Lot, Aveyron, Tarn, Haute-Garonne, Gers and Lot et Garonne in clockwise direction around the capital town of the department which is Montauban.

This variety of geographical regions has given rise to a patchwork of diverse countryside. It is this diversity which makes the Tarn et Garonne a popular department. To the north lie the gentle foothills of the Massif Central, the centre is a contrast with its flat plains which break out towards the east into sudden, deep gorges dotted with numerous ancient villages. One of these villages is St Antonin de Noble Val which sits on the banks of the Aveyron and its valley. It is here in the Aveyron Gorges that exhilirating outdoor sports are enjoyed including canoe-kayaking, rock-climbing with sites equipped with the essentials, caves for pot-holing and mountain biking. St Antonin de Noble Val has also been described as « the St Tropez of South West France » and is a charming, friendly town with a popular local producer’s market on Sundays.

An important landmark in the Tarn et Garonne is the Abbey and Cloister in Moissac which is a staging post on the pilgrimage to St Jacques of Compostelle which since 1998 has been added to the UNESCO World Heritage List.

« Fruits du Terroir »

Tarn et Garonne’s economy was dominated by agriculture however there has been a decline over the last few decades in this sector. Despite this decline the department is still the largest producer of greengages (« Reine-Claude » in french) which are the most eaten plum variety in France. The department also grows a massive 80 per cent of all the fruit grown in the entire Midi-Pyrénées.

Achitectural Highlights – The Pigeonniers

The « pigeonnier » or pigeon house is the emblem of the Tarn et Garonne. Pigeon-keeping was the privilege of the lords however after the French Revolution such privileges were extended to all classes. Construction of the pigeonniers was mainly between the 16th and 19th centuries. However now pigeonniers are being added on to properties now for their aesthetic appeal. There are 1000 pigeonniers in the department all boasting different styles, old and new and also restored and some in ruin waiting to be refurbished. There are a number of reasons why the pigeonniers were created. The droppings of the pigeons was used as a rich fertiliser particularly in the wine-producing regions where it was used to fertilize the vines. Up until World War I pigeons were used as « messengers » there is even a military pigeonnier in Albi. Pigeonniers were often also used for a daughter’s dowry. And of course another reason which is not a surprise is for meat especially of the younger birds.

Often the pigeonniers are set out alone as pigeons require peace and quiet to keep watch out for predators. It was also not advised that they be too close to the main property away from drinking water.

It’s Property Market

The Tarn et Garonne still continues to be a popular department and it is still possible to find a variety of properties types including stone farmhouses with outbuildings, properties with pigeonniers, however there are fewer properties to renovate now. Here is an example of a beautiful property to renovate which includes an attached pigeonnier and two terraces. This property was formerly the village school and has kept its original features. It is located 5km from a lake, 45 minutes from Toulouse and has views upon the Pyrénées. With 2500 m² of land this property costs 241 000 euros.

This an an exceptional price of just 168 000 euros for a house that is habitable and simply requires a bit of modernisation. It comes with several outbuildings, 4600 m² of land and a lovely view. However properties at this price are few and far between.

For those who are looking to renovate a property this is an example of a farmhouse set upon half a hecate of land. It includes a stone farmhouse, stone barn which has planning permission to convert into habitation and various other outbuildings. It has a wonderful location being at only 100 metres from the River Aveyron and also comes with 30 vines of its own ! It is also favourably situated close to St Antonin de Noble Val. The price is 233 000 euros.

There is a large choice of stone properties that have already been renovated. For instance this beautiful traditional stone built farmhouse from the Quercy costs 343 000 euros. It comes with a swimming pool, bread oven, 4700 m² of land and offers a beautiful view upon the countryside. Although it has not been used as a gite there is certainly the potential to create one bearing in mind that this area is popular with tourists from all over Europe.

The Tarn et Garonne is an attractive area in which to buy a property and will remain so for a number of reasons. The region is a popular area in terms of tourism and there will always be a healthy flow of tourists who visit the area but also who return to the area.

It is well located in terms of transport links and is only a one hour drive from Toulouse which offers international flights and a range of flights to the UK with low-cost and the traditional airlines. It is also not too far from Rodez Airport which serves flights to London Stansted. Many foreign purchases here are for those wanting to retire to the region however more and more families are relocating to this region for its warmth, friendliness and serenity.

Nav Vilain

Selection Habitat

+33 5 65 70 10 49

www.selectionhabitat.com

info@selectionhabitat.com

The magnificent Tarn valley lies in south west France in the department of Aveyron. A department blessed with breathtaking sites from spectacular natural wonders to the worlds-record breaking bridge. Welcome to the Aveyron, maybe unheard of but with a unique and diverse personality. This is one of the many French departments which stays deep in the heart of those who stumble across it. And you really do stumble upon this corner of France as up until around a year ago it had remained unheard of.

Aveyron is blessed with many mighty rivers including the Lot and the river Tarn. Taking its name from one of the departments through which it flows, the river Tarn began its life south of the Massif Central more accurately south of Mont Lozere. From here it travelled south-westwards carving out what is now a world famous site “the Gorges du Tarn”. Having sliced it way into the Aveyron department creating the deep ravines and canyons it travelled west through the town of Millau from where it changes its identity and gently meanders its way towards Albi leaving a beautifully serene landscape in its path. This area beyond Millau to where the river crosses the border of the two departments (Tarn to the west and the Aveyron to the east) is known as the “Raspes du Tarn”. It is an area which doesn’t even exist in many of the French guide books – just right for those looking to escape the well-used tourist trail. Generously sprinkled with picturesque villages creating a real feast for the eyes this corner of France has remained well hidden and offers a real flavour of outhern France. Yes, there ARE still many parts of France that remain untouched.

This part of the Aveyron also falls within the « Parc Naturel Regional des Grands Causses » which is one of the largest regional parks in France. There are 45 in France in total.

From Millau to Brousse le Chateau

Millau is the capital of the south of Aveyron and is now a world famous site due to the Millau Viaduct designed by Sir Norman Foster. The bridge opened up in December 2004 connecting the north of France to the south via the A75 making it now the cheapest and most direct route to the south and to Spain. The viaduct itself graciously perches upon the Tarn valley in harmony with its surroundings creating the perfect marriage between breathtaking natural beauty and great modern achievements.

Moving on from Millau following the river Tarn you come across the village “Peyre”. This is village is one of the most beautiful villages in France. (Aveyron boasts 10 out of 149 of these classified villages which is more than any other department throughout France.) This is a very unique site. The village is bewilderingly carved into the rock however you can’t help but wonder whether the rock or the village came first. Fortified in the 17th century and recently renovated is its Romanesque troglodyte church. Its many stone alleyways or (“rue caladée” in french) bordered by stone houses add to its charm with the final touch being the stunning view of the viaduct and its Tarn valley.

Winding your way down you will find the medieval village of St Rome de Tarn with its 670 inhabitants and a Mediterranean micro-climate favouring the growth of vines. Wine production used to be the principal resource of the village. One can still see its history with its many vaulted cellars. It is also famous for its renaissance architecture and infamous religious wars between the protestants and Catholics during the 16th century. St Rome de Tarn has great access to the river Tarn where one can hire a canoe or kayak – an exhilarating way to enjoy the river and its scenery. It is said that the river Tarn is one of the most beautiful rivers in France to navigate.

Right in the heart of the “raspes” you will find Le Truel which also boasts its very own micro-climate. The villages itself has many half-timbered houses and also has a hydro-electric dam which is open to visitors.
8km further on is Broquies a village “fleuri”. A village which has won numerous awards both departmental and regional for its floral decorations. Flowers aside the village is also visited for its flamboyant gothic style church dating back to the 17th century. Another good base for canoeing and kayaking.

We end our journey as it began with another village classified in the list as “one of the most beautiful villages of France”. It is Brousse le Chateau dominated by its fortified castle and dating back to the 9th-12th centuries. It is a truly exceptional site with its medieval bridge of Romanesque style, church and oratory.

Property Market

Like the entire department Aveyron this part of the south Aveyron is also rich with authentic stone-built properties. You can find properties to renovate for as little as 11,000 euros to beautifully renovated farmhouses still offering great value for money. The reason why property has such good value is that the area is still unknown and less popular than other areas of France and hence property prices have remained low.

Here is a selection of what you can get for your money in the area.

This stone property has already been completely renovated and is situated not far from Le Truel. It includes a 40m2 living room, 18m2 kitchen, 2 bedrooms, a mezzanine, exposed beams and an authentic stone sink. Priced at 122 000 euros this makes the perfect holiday home.

Close to the beautiful village of Brousse le Chateau this charming farmhouse complex is only 145 000 euros. The property consists of a large cellar, a barn with a bread oven, 2 bedrooms with the possibility of converting the attic space. It is set upon 1500 m² of garden.

Near the village of Broquies is this wonderfully charming property situated upon its own 3000m2 land. It has retained many original features with its exposed beams and original wooden flooring. It includes 3 cellars for all that local wine, a 60 m² kitchen and dining area, 2 bedrooms and a barn which could be converted to provide further living space.

Not bad for 160 000 euros.

In a peaceful hamlet towards St Rome de Tarn you will find this stone property for 250,000 euros which only requires a bit of decoration. It has a wonderful view upon the valley and is in a very serene environment. It has 4 bedrooms, a large open kitchen and living room and sits upon 3300m2 land.

For a mere 286 000 euros you will find this very pretty home on the heights of the valley. Certainly one for nature lovers as it is set in the heart of the forest. Includes a large vaulted cellar, 30 m² equipped kitchen, 30 m² living room, 4 bedrooms and two further rooms that can be converted. Comes with 3500 m² of land.

It also possible to purchase an entire hamlet in this part of France for a snip at 620 000 euros. The hamlet is set upon its own 2 hectares of land and includes a main house which has been renovated with a lot of taste with 5 bedrooms, a dressing room and a 76 m² living room. The hamlet has six houses in total and also some barns to be renovated. This would be a great purchase for someone with a particular project in mind for example gites or a holiday complex.

Since the opening of the viaduct prices have risen slightly and are set to rise further within the next few years as more and more people hear about the area. There is already a lot of interest in the south Aveyron from the French currently living on the coast who choose to move to areas with lower crime rates and of course a better quality of life.

Accessing the region

The Tarn Valley is located at only 113km from Montpellier from where there are a selection of international flights. Toulouse also has a major international airport which is located at around the same distance away. Rodez airport currently served by Ryan Air is within 1.5 hours from the Tarn valley.

Nav Vilain
Selection Habitat
+33 5 65 70 10 49
www.selectionhabitat.com
info@selectionhabitat.com

The destination Rodez is located in south-western France in the department of Aveyron. Aveyron is a land of contrasts described very often as « green and serene » and untouched. It is a surprise that Aveyron up until now was one of the least well known departments in France - even some Parisians found it hard to put Aveyron on the map! The main reason that Aveyron has remained hidden is due to inaccessibility. Up until recently accessing Aveyron in an inexpensive way was by car. The road links have improved dramatically thanks to the Millau Viaduct which opened in December 2005 drawing in the French in floods. However it is the airport of Rodez which must be given credit for attracting the British tourists and property hunters.

Rodez Airport and Ryan Air

Rodez Airport itself has a very privileged location being within easy travelling distance from the sea and the mountains. If your driving it is only 1.5 hours from Toulouse, 2 hours from the Mediterranean and 2.5 hours from the Pyrenees and Spanish border.

The airport opened in 1968 to cater for national business travellers to and from Paris with the former local carrier « Air Rouergue ». The airport encountered strong growth in passenger numbers in the 90s but when Air Liberté went downhill in 2002 passenger numbers dropped. Tom Roberts, now Director of the airport, was called in to rescue the situation. He successfully fought against other destinations to attract the low-cost airline Ryan Air into Rodez. 18 months later Ryan Air announced their arrival. On 1st May 2003 Ryan Air’s first flight took off to London Stansted. Quite something for a local national airport ! This has revived passengers to their highest ever numbers. Since 2003 passsenger numbers have increased by around 20,000 each year. On 27th February 2007 the airport celebrated its 250,000th Ryan Air passenger.

Airport Development

Rodez Airport is currently a mere 1000 m² in size which up until the arrival of Ryan Air could be seen as adequate. However at its peak time the departure lounge starts to burst at its seams with some passengers having to wait outside the security gates until the lounge has cleared. However the developments to extend the airport are under way with 8 million euros allocated to tripling its size. The new Rodez Airport will include two departure lounges separating national and international flights, a VIP lounge, further shops and 600 car parking places. The extension is due to be completed within a year by spring 2008. Will there be any other low-cost airlines into Rodez from other European airports ? Who knows what its future holds. What we do know is that Director Tom Roberts is aiming to increase passenger numbers to 250-300,000 per year in the next five years.

From 18th April Ryan Air have begun the summer schedule of daily flights from London to Rodez. Rodez Airport also has 3 daily flights to Paris and flights to Lyon.

Property Market

The airport, officially known as « Rodez-Marcillac Airport » is located 12km west of Rodez centre or a 10 minute drive close to the wine-producing town of Marcillac. Properties in the Marcillac area are probably the most sought after in the Aveyron. This is due to a number of reasons. First of all the valley of Marcillac or « vallon » as its known in Aveyron is blessed with its very own micro-climate The average temparature is a couple of degress warmer than Rodez. This results in milder winters and even warmer summers, hence the production of the Marcillac wine which enjoys its Appellation d’Origine Contrôlée status. Another reason that many locals are keen on this areas is the commuting distance to Rodez centre. The type of properties that you can find in the vallon reflect Aveyron’s tradition. Red-stone is the hallmark for properties here and there are many corps de ferme (farmhouses with outbuildings) available situated in beautiful tranquil settings with plenty of land. If Rodez airport receives more property buyers then it is very probable that prices will rise here like with many destinations which have had a similar effect. Prices are already on the increase and expect a rise of 25per cent in the next 3 years. If new flights from other European destinations connect to Rodez in the future then there will be a stronger demand for property and a certainly higher increase in price.

10 minutes from Rodez Airport

Here is a sample of properties at different price ranges all a 10 minutes drive from Rodez Airport.

This is an 18th century village house in need of work for 110,000euros. The property has 4 bedrooms, a 20 m² kitchen, 25 m² living room, a 950 m² flat garden, bread oven, an 80 m² cellar for all that Marcillac wine and lovely features.

This 165 000 euros U-shaped farmhouse complex has huge potential for conversion. It is a very large property with the potential for over 600m2 living space. It includes several original features, a private courtyard and over 3500 m² of land. Its two barns can be converted into either two or three levels. The barns traditionally used for animal and fodder storage are often now converted into separate living area or a gites. However you must first obtain plannng permission to convert into habitable spaces.

Here is a property for 215 000 euros which is habitable straight away although one room requires some finishing off. It includes 4 bedrooms, an attached barn with 80 m² per level and a nice flat garden.

This property here is a beautiful large stone house in a peaceful environment in a charming wine-producing village. It is 390 000 euros with 4 bedrooms, an extra floor of 80 m² to be converted, a garage which can also be converted, a 43 m² dining room and 36m2 living room and 3000 m² of land.

According to Ryan Air’s figures 38 out of 189 seats are second home owners. This figure includes friends and family visiting.

Property prices may be higher around the airport compared to other parts of Aveyron however certainly still unbeatable value compared to other regions in France.

Nav Vilain
Selection Habitat
+33 5 65 70 10 49
www.selectionhabitat.com
info@selectionhabitat.com

Correze and its Property Market 2008

The department of the Correze (numbered 19) is located in the region Limousin and is bordered by the departments Dordogne, Lot, Puy-de-Dome, Canal, Haute –Vienne and Creuse. Like the majortity of departements in France it takes its name from the river Correze which begins in the north of the department flowing downwards through Brive which is the capital and joining the river Vezère before flowing into the Aquitaine region. The Correze is a department rich in untouched landscapes, invigorating outdoor activities and cultural events. Its fertile ground and warm climate is ideal for strawberries, apples, including the famous « pomme du Limousin », blueberries, walnuts and chesnuts. The most famous « Correzien » is probably Jacques Chirac whose Museum houses a collection of gifts offered to him during his seven year term of office.

Most Beautiful Villages

My journey began in the far west of Correze almost bordering the department Dordogne where two of the most beautiful villages of France are located. The Correze in fact owns six of these officially recognised villages which are part of « Association des Plus Beaux Villages de France ». St Robert is built on a ridge which sits upon the border of the Correze and the Dordogne with its charming narrow streets and 12th century Romanesque church. Northwards you will find Segur le Château which sits upon the route of Richard « The Lion Heart » and the river Auvézere on a truly picturesque setting. It is a small and peaceful town which in the Middle Ages had a major role with its important Court of Appeal. One can still see remains of its 12th Centuy feudal castle and wondeful architecture including several half-timbered houses and preserved turrets.

Only 10km east lies Pompadour famous for its castle which was offered by Louis XV in 1745 to his famous mistress Marquise de Pompadour. She was a lover of horses and created the first stud farm here in Pompadour. To this very day the stud farm remains and is now the headquarters of the Equestrian Institute since 1976. It is also the home of France’s National Stud and is famous internationally for its many horses races. Part of the castle, its gardens, Marquise stables and the orangery are open to the public.

To the South of the Correze bordering the Lot lies another classified « most beautiful village in France » called Turenne. This is a stunning, dominating village built upon a hillock with a breathtaking view of the valley of the Tourmente which is an affluent of the river Dordogne. The view stretches as far as the border of the Quercy in the Lot department and on a clear day Mont Auvergne is also visible. The ruins of the feudal castle remain proudly dominating the entire village and the surroundings. Old houses and 15th century shop fronts can be found in the village as well as an old hunting lodge.

Close to Turenne lies yet another picture-postcard village Collonge la Rouge which is a proudly preserved village in a contrasting red-stone. Unmistakingly part of the elite club of beautiful vilages it was in fact the Mayor of Collonges la Rouge, Charles Ceyrac, who in 1981 decided to serve a cause close to heart to protect and promote the outstanding heritage of such beautiful villages. In 1982 the association was made official and 66 mayors throughout France followed the example.

Travelling eastwards towards the river Dordogne lies Curemonte another « most beautiful village » with its three castles and three churches resting silently on a rocky outcrop.

For strawberry lovers we travel to the banks of the river Dordogne as we come across the Medieval town of Beaulieu sur Dordogne. The 9th Century Benedictine abbey was founded here however the abbey church of St Pierre is now all that remains. Thanks to its mild climate it has been given the name « Limousin Riviera » an area which is just right for strawberry production. An annual « fete de la fraise » is held here in the main square where visitors can taste a whole variety of strawberries from local producers coupled with music and animation to add to the ambiance of « la fete ». This year it will be held on Sunday 11th May which will be its 17th year.

The Dordogne snakes its way up to Argentat also on the banks of the Dordogne. For many centuries Argentat used to be an important trading port to transport local produce including wood, leather and oil.

Property Market

At present property prices are considerably lower than its neighbouring departments of the Dordogne and the Lot. This is probably as the department of the Correze is simply not as known and discovered. In terms of current British home owners the Correze has by far the lowest number of home owners compared to its two neighbours making up only 10 percent of the British home owners in the area. The Lot accounts for 28 percent and the Dordogne at 62 percent. Changes are set to shake up the property market here as the new airport near Brive will significantly open up the area to property purchasers. However the new airport is currently behind schedule and is now due to open in 2009.
It is believed that property prices here will shoot up between 30 to 50 percent.

Here is an example of the types of property you will find and their current prices. Expect to add at least 30 per cent in the years to come.

An excellent renovation project like this above costs 61 000 euros including agency fees. 135m² surface area which includes a cellar, bread oven, a large fireplace, exposed beams, stone walls and lots of charm. It is located in a peaceful hamlet around 15 minutes from Brive.

This farmhouse has a barn of 100m², a bread oven of 80m² as well as another two-storey house, an authentic fireplace and a superb view on the countryside. All this for 140 000 euros.

For only 242 000 euros this 5 bedroom country home comes with a large living room with open plan kitchen which gives direct access to the terrace and balcony. Also has a play room and laundry. Located in the strawberry pickers paradise Beaulieu sur Dordogne.

This wonderful stone-built property comes with its own private lake which is 1500m2 in size as well as almost 2 hectares of land. It is located between Brive and Pompadour. It comes with its own outbuildings which are in good condition, 4 bedrooms in the main house, a summer kitchen and plenty of character for 338 000 euros.

This property is also close to Beaulieu sur Dordogne and includes 12 hectares of land. Half of which is woodland and the other half meadow. The property itself is made from traditional stone. It is located on an exceptional setting above the Dordogne valley. This would cost 503 000 euros.

Getting to the Correze

There is quite some choice of airports into the area including Limoges, Bergerac, Rodez and Toulouse all of which receive low-cost flights. The new airport in Brive will also receive low-cost flights.

Nav Vilain
Selection Habitat
+33 5 65 70 10 49
www.selectionhabitat.com
info@selectionhabitat.com