- Location & facilities: The Ténéo Apparthotel Talence Arthéna residence, located at 281 cours de la Libération, 33400 Talence , in a sought-after urban area of the Bordeaux metropolis. A consistent location for a business / urban-tourism residence: close to Bordeaux, the university hubs, transport, shops and employment areas. The positioning of these 42 aparthotel apartments meets demand for short, medium and long stays: professional, student, family or transit clientele in Bordeaux Métropole. The residence is operated on a para-hotel basis, with services that allow classification as a tourist residence: reception, cleaning, breakfasts and provision of household linen foreseen in the initial lease. - Operator & management: The operation is run by Ténéo Suites / Ténéo Apparthotel , an operator specialised in aparthotel accommodation within a classified tourist residence. It is a subsidiary of Aquitaine Hospitality. Aquitaine Hospitality manages a property portfolio of 13 to 15 residences (of which 6 to 7 under the Ténéo Apparthotel brand and 5 to 6 under the Study'O banner), with a total capacity of nearly 2,000 beds. Financially, the holding company generates its own turnover of EUR 1.17 million , but its consolidated business volume with its operating subsidiaries exceeds EUR 8.25 million . To run this structure, the group relies on a central team of 10 to 19 employees at its head office in Talence, while its overall headcount ranges between 51 and 200 employees across all its establishments. The lessee bears the obligations linked to its activity, notably rental upkeep, operational management, operating insurance and maintaining the furniture in good condition. - Localised price per m²: The Talence property market remains buoyant, with an average reference for apartments of around EUR 3,700 to 4,000/m² depending on sources and addresses. In the Plume la Poule area, close to the relevant Talence perimeter, RealAdvisor shows an average apartment price of EUR 3,877/m² in May 2026. (RealAdvisor) Investor reading: these benchmarks give an indication of local property value, but an asset in a managed residence should be valued primarily on the commercial rent, lease term, quality of the operator, distribution of charges and net yield . - Commercial lease & renewal: The initial commercial lease was granted for a firm term of 9 years from 28/12/2011 to 27/12/2020 . At the end of this period, the lease continued until the renewal request made by Ténéo Suites on 17/12/2021 . The renewed lease took effect on 01/01/2022 , on the same terms and conditions, for a new 9-year period, i.e. until 31/12/ (please use the form to respond ) Charges, taxation & dealings with the managing agent: The lease provides that the lessee bears the condominium charges and the managing agent's fees , as well as the taxes and contributions falling to it as tenant. The landlord notably retains property tax and the household waste tax , as well as the taxes usually borne by landlords. Dealings with the managing agent : the landlord gives irrevocable proxy to the lessee, or to any person it designates, to represent it at general meetings for the duration of the lease. This proxy covers day-to-day management decisions under Article 24 of the law of 10 July 1965. For more structuring decisions (major works, PPPT, exceptional expenses), owner oversight remains necessary. Wealth reading: this arrangement is standard in managed residences. It simplifies day-to-day management for the co-owner, but calls for continued vigilance over general meeting minutes and exceptional capital calls. - 2025 general meeting minutes — co-ownership points to watch: The notice for the annual general meeting is dated 14 April 2025 , for a meeting scheduled on 22 May 2025 at the residence. The agenda includes approval of the 2024 accounts, appointment of the managing agent, election of the supervisory board, the vote on the 2025 and 2026 budgets, and the adoption of a Multi-year Works Plan (Projet de Plan Pluriannuel de Travaux — PPPT) . The 2024 accounts show condominium charges of EUR 17,614.82 . The forecast budget for 2025 and 2026 is proposed at EUR 19,000 per financial year. The proposed managing agent is ABAQUE GESTION , for a term of 3 years from 22/05/2025 , or until the meeting called to rule on the accounts closed at 31/12/2027. The main point to watch is the PPPT , with several quotes discussed, including ACCEO for EUR 5,030.40 incl. VAT , ASCAUDIT for EUR 5,400 incl. VAT and HELAGIS for EUR 7,434 incl. VAT . At this stage, the PPPT does not necessarily mean immediate works, but it may lead to a ten-year works schedule. It is therefore a subject to monitor in the asset-based reading of the property. Conclusion - asset reading : The Ténéo Arthéna Talence residence presents a consistent profile for an investor seeking a managed urban asset, in an attractive commune of the Bordeaux metropolis. The fundamentals are favourable: clear location, urban transport links, diversified rental demand, a specialised operator and a commercial lease structuring the operation. Apartment - 2 rooms - 4 persons Ténéo - Lease expiry December 2030 Fees: SAPHIR Property tax: EUR 1,045 EPC: B / GHG: A
