Ganges and the valley of L’Hérault

These rural and suburban areas are popular among retirees from the region, other parts of France or northern Europe, drawn by the charm of this peaceful setting. Its appealing prices also attract people working in Montpellier.

The origins of Ganges date back to the 3rd century B.C. Situated at the confluence of the Hérault and Rieutord rivers, the town is 45 minutes north of Montpellier, 1 hour from Nîmes and only 18 km from Le Vigan, the sub-prefecture of Le Gard. Surrounded by the first foothills of the Cévennes, it was an active centre for the silk and hosiery industry in the 19th and 20th centuries. Now accommodating 32,000 people, the “community of communes” in the valley of L’Hérault consists of 28 villages at the gateway to Montpellier and at the crossroads of the A75 and A750. From 1990 to 2005, the population rose by 39 %, proving that this compromise between town and country is indeed a success. Surrounded by “garrigue” and vineyards, Montarnaud is a perfect example. Its crèche, primary schools, multimedia centre, library and intermediate school meet the needs of residents.

”Ganges and the Cévennes draw a well-balanced mix of year-round and holiday residents, with Ganges nevertheless showing a higher number of main residences,” says Frédéric Gasser of Dupin Immobilier. The usual budget of local buyers, employed in the area or in the capital of L’Hérault, ranges from 140,000 € - bringing a stone village house of 80 m2, rarely with a garden and often in need of refurbishment - to 220,000 € for a new or recent villa. Larger properties in the Cévennes on several acres of land and priced from 300,000 to 500,000 €, also have their fans. Half of the clients for this type of residence, 60 % French and 40 % North Europeans, are looking for holiday homes, lots of space, authenticity, peace and quiet. Assets that also inspire those wanting to make a big change in their lives. Estate-agents have noticed that properties on offer are taking longer to sell. There are lots of visits, but completions are somewhat laborious. Yet prices seem to be more attractive than in the first ring around Montpellier. A villa of 100 m2 with a garden of 500-600 m2 costs around 320,000 € over towards Saint-Gély-du-Fesc. For the same type of home, one would pay about 80,000 € less in Ganges.

“Clients appreciate the town’s convenient location, 45 minutes from the ski-runs of L’Aigoual and an hour from the seaside resorts of Frontignan, La Grande-Motte and Palavas-les-Flots,” say Béatrice Stéfanoni and Cindy Vayssettes of Immobilier Nature. “La Vis, one of the cleanest rivers in France, draws fans of canoing, fishing and bathing, just like L’Hérault. Everything is right on hand in Ganges, from services to neighbourhood shops.” Building land is popular and there are still opportunities up for grabs. A family from Montpellier with a budget of 180,000 € spent 79,000 € on a plot of 500 m2 in Saint-Bauzille-de-Putois. Building one’s own home clearly rivals the acquisition of a new villa. A typical Cévennes “mas” in a medieval village offering living space of 110 m2 on almost 7.5 acres of land recently sold for 260,000 €. The last ten sales handled by the agency were, in fact, all under 300,000 €.

“Montarnaud lies at the end of the valley of L’Hérault, just 15 minutes from Montpellier,” says Hélène Delonca of L’Agence Immo, a member of the Imagimmo group. “This address is seen as a “halfway house” between Ganges and the prefecture, popular among people working in the area and young retirees from the Ile-de-France, who can often afford to pay cash for homes in the 400,000-500,000 € bracket. Here, a villa of 145 m2 in perfect condition with grounds of 1,000 m2 costs 400,000 € at most, depending on its condition.” The estate-agent’s hardest task is meeting clients’ criteria in terms of quality. Working families, from within, or transferred to, the region pay around 350,000 € for their homes. Buyers take their time making up their minds, though their slowness can’t be put down to prices, which are relatively stable, or even mortage rates, still very low. In Montarnaud, 95 % of the sales concern year-round homes. The arrival of “Les Systes”, the town’s first collective development, proposing 27 low-energy BBC apartments, may have an impact on the trend. Its 1 bedroom apartments start from 129,000 €, 2-bedroom from 210,000 €, parking places included. Encouraged by strong rental demand, investors are likely to show an interest.