Ganges, an alternative to Montpellier

This commune with almost 4,000 inhabitants stands at the confluence of L’Hérault and Le Rieutord, 18 km from Le Vigan, 45 km north of the capital of “département 34” and 60 km from Nîmes, in a plain surrounded by the foothills of the Cévennes. Discovery of a town which is not very well-known…

An event entitled “Ganges 1900” held on September 3rd, 4th and 5th this year was a good introduction to the town. Traditional dances, games, carriage or donkey rides, a demonstration by fire-fighters and a “pretend” bank robbery were on the agenda, now organized on a regional scale. Besides enjoying the festive aspect of a surprising return to the early 20th century, a time when silk production ensured the locality’s prosperity, visitors discovered the tangle of narrow streets and vaulted passageways, courtyards and small gardens on upper floors, typical of medieval villages in the Cévennes. They visited the metal hall built in the 19th century, the neo-Romanesque church and the Protestant chapel built in 1851, crowned by a tower 30 metres high, and strolled around the pleasant streets that encircle the historic town centre and the market with its bustling activity on Fridays.

“In the first half of the 20th century, the economy was mainly based on the silk industry. When that activity declined, the town lost its splendour. “Ganges 1900” brings it back to life, providing new visibility for the commune and its art of living,” explains Jacques Jamain of the Espace Marjac agency. The quiet, countrified atmosphere attracts people working in the northern part of Montpellier, especially the go-ahead Hôpitaux-Facultés area, in search of space, serenity and appealing property prices. Compared to those found at St. Gély-du-Fesc, bordering the Prefecture of L’Hérault, prices here are 10-20 % cheaper. A village house of

90 m2 in need of some refreshment, with little or no outdoor facilities, costs from 100,000 to 150,000 €. Detached houses of 100 m2, also requiring modernization, in grounds of less than 500 m2, range from 150,000 to 250,000 €. The price-grid rarely exceeds 350,000 €, first because only a few properties comply with this price-bracket in terms of appointments, and secondly, because at this level they compete directly with Montpellier. Building land has dropped more in value than other segments. One then reasons in terms of building rights, a benchmark of value which replaces the surface area. Clients will not pay more than 100,000 € for 500-1,000 m2. When considering the cost of the land together with that of construction, we come up with the same budgets. The decision then becomes a matter of personal preference. The holiday home market remains rather small, though it shows some promise. Clients from northern France and the area around Marseille, Belgium and Holland literally melt for the old silkworm farms, now fully renovated. With budgets identical to the financial capabilities of local buyers, they appreciate the hinterland, the peacefulness of the countryside and open views. “Demand is steady, but completions are still laborious, despite interest rates at their lowest ebb. We can nevertheless glimpse the start of a recovery, though the most recent ups-and-downs are still having their effect,” says our estate-agent, more cautious than ever.

“Difficulties encountered by real-estate agents are more structural than qualitative. There is a gap of 10-15 % between the prices posted and real values. A differential that buyers sometimes obtain after tough negotiations,” note Christophe Thuet and Guillaume Estève of Les Calades du Sud. By settling in Ganges, people working in Montpellier do not sacrifice convenience. A mediatheque, cinema, health centres, cultural and sports associations... are all right on hand. Shops too, in sufficient quantity. Recently, a medium-sized supermarket in fact joined the two already available. And the little town at the foot of the Cévennes is real paradise for fans of outdoor activities. A 40-minute drive takes them to the first ski-runs.

“The new neighbourhood, built at the heart of town, not far from the Clinique Saint-Louis, shops, the market square, mediatheque, theatre and cinema, has provided accommodation which is totally unprecedented in the area,” adds Catherine Bacci, responsible for the commercialization of La Résidence Cévenole. In a gated park surrounded by pleasant leafy spaces, the five buildings consist of 60 quiet apartments of 63-82 m2, ranging from 197,000 to 267,000 €, of which 90 % are already occupied. Each unit comes with a cellar, parking place in the basement, and a terrace ; some enjoy the use of private gardens. As opposed to a so-called “tax exemption” property, the development offers top-notch appointments. If the investor, often from the region, only expects a return of 3-4 %, he can count on a fine reserve asset and the guarantee of a profit on resale. Whether the buyer is looking for a short-term investment or a simple holiday base, he almost always intends to make full use of his acquisition when he reaches retirement age.

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