Le Biterrois, excellent value for money

The second largest commune in L’Hérault, fourth in Le Languedoc-Roussillon, Le Biterrois (the region around Béziers) still bears the architectural traces of a past extending over 27 centuries. Now home to 72,500 residents, it partly owes its development to the sandy beaches around the Gulf of Lion.

In a vineyard setting 10 km from the Mediterranean, Béziers, richly endowed with water, stands above the Orb and Canal du Midi. Almost half of its territory is built-up, giving onto wooded and agricultural areas. Listed as part of UNESCO’s World Heritage, the nine locks of Fonséranes fall into its lap. In 1992 and 1996, the town was endowed with an IUT (technology institute) and a university. Serving as a crossroads for the A75 and A9 motorways, it also benefits from the hi-speed TGV rail service linking it to Paris in 4 hrs 10 mins. This progress towards easier access should help to boost the local economy. Currently, activities related to renewable energies are being pursued. Urban embellishment projects are also well underway with the centre being treated to a new lease of life, though residents are waiting for more improvements.

”The great advantage offered by the property market in Béziers lies in its wide range of prices : there’s something to suit all tastes and budgets,” enthuse Jean-Louis and Hugo Dreuille of Via Sud. By way of example, a Parisian couple looking forward to retirement recently acquired an apartment of 70 m2 in a 1970’s residence for 60,000 €. Apartments generally cost 1,450 €/m2 on average, versus 1,846 €/m2 for houses. Investors can find buildings with 5 or 6 units in need of refurbishment for 800 €/m2, giving a rental return of about 8 %, for a total budget ranging from 180,000 to 300,000 €. One should then expect to pay 1,050 €/m2 for a bourgeois apartment awaiting renovation, which is worth 1,800 €/m2 once the work is completed. The heart of Béziers is known for its magnificent heritage of Haussmann buildings. The peri-urban area, ie. Arènes, Champ de Mars and Pech de la Pomme, offers 1930’s residences. Here, an example of 135 m2 with a garden will be priced at 250,000 €. A handsome mansion of 360 m2 also with an outdoor area can cost up to 460,000 €. La Galinière, Les Fleurs and Les Hauts-de-Fonséranes propose contemporary villas ranging from 1,900 to 2,500 €/m2. Linked to the town by public transport, the nearby residential villages of Boujan and Lignan benefit from all the facilities they need to function autonomously. Finally, the countryside around Béziers with lots of “bastides” and vineyard properties complete the array of offerings. Recently, one buyer paid 560,000 € for about 20 acres of arable land with a “bastide”, guardians’ apartment and annexes giving total living space of 350 m2, in good condition and in full working order.

“Despite the rather hesitant economic climate, Le Biterrois offers several assets, starting with its closeness to the sea and mountains,” says Norbert Folco of Folco Immobilier, noting that “buy” indicators are green for go, in terms of both prices and mortgage rates. Clients still shy away from the centre of Béziers due to its parking problems and buildings in poor condition. Many prefer new developments on the immediate outskirts. Recent residences range from 2,400 to 2,700 €/m2, as compared with older apartments to renovate priced from 700 to 1,000 €/m2. In the first category, a 1-bedroom apartment costs 100,000-120,000 €, in the second 80,000-100,000 € ; an example with 3-4 main rooms will fetch 150,000-170,000€ if it has just been delivered, around 130,000 € as soon as it begins to date. Most buyers give precedence to security and location. Two criteria not to be neglected, and vital with a view to re-selling. Rental investors can reasonably expect a yield of 4-5 % on 1-bedroom apartments. 20-30 % of sales concern long-term investments. Fans of villas are not keen to be too far from the centre and stick to a budget of 300,000 € at most, which will bring a house of 120 m2 in perfect condition, with a garden of 600 m2. “As for demand for holiday homes,” remarks Norbert Folco, “it is currently a mere drop in the ocean”.