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Aude/Languedoc – country B&B south of Carcassonne

5 bedroom B&B plus owner’s house
Barn to renovate – pool – 2 hectares land with wood
€495,000 * – ref 147

This property is located in the southern Lauragais area of the Aude département, a few miles from Mirepoix in the neighbouring Ariège. The snow-capped Pyrenees dominate the southern horizon: fields of sunflower and wheat surround the estate and thick woodland cover many of the slopes. In short: it’s a little bit of heaven away from the bustle of the city, away from motorway noise or TGV whine.

The appeal of the region is universal: rural France with its hilltop villages and hamlets, ancient churches and abbeys, street markets abounding in fresh produce, vineyards, ski slopes less than an hour away … brèf, la France Profonde.

South-facing, protected from the wind by the brow of the hill, the farmhouse has been here for well over two hundred years. The upstairs has been converted into 5 ensuite guest rooms, with the owners living in the downstairs part where they have two bedromms, bathroom, study, lounge and kitchen for themselves. There is another big dining-room/lounge area with a conservatory/sun-room (pictured below) which is used by both owners and guests. From June onward, of course, meals are usually taken on the terrace in front of the house.

The barn is at one end of the farmhouse: a vast space covering more than 100m² of floorspace and rising 6 metres or so. The roof (timbers and tiles) has been completely renewed. The plan was to put in a self-contained, self-catering gite on two levels. This has yet to be done but all the utilities are on site: water, electricity and drainage.

Heating is by gas-fired boiler. The gas tank is buried in the garden. As are the two septic tanks. Roofing, guttering, electrics … all have been recently done on the main house: there is northing left to do.

The land falls away from in front of the house on to a broad terrace with an eclectic orchard: apple, cherry and medlar trees vie for attention in an area of welcome cool and green shade. There’s also a chicken run and house with well-behaved inmates and plenty of little nooks and crannies where guests can escape to. The pool is set away from the house in its own little tree-lined garden.

Finally, there is a section of woodland which belongs to the estate and provides more than enough fuel for the farm’s various wood-burners.

Our opinion: At first sight a bit secluded, this property is in fact in an excellent location: a few minutes from Mirepoix – mediaeval French town par excellence with a renowned market – 30 minutes or so from Carcassonne and its airport, 50 minutes from Toulouse – and surrounded by small but attractive sites and sights such as Fanjeaux, Laurac, Chalabre etc. The five guest rooms give the owners an opportunity to cater for up to 10 people at a time and to provide a sumptuous table d’hôte if required. And it works all year round! The barn and its gite project are an added attraction.

Please contact us for further information and pictures. The property can be visited by appointment only.

* 3% agency fees included reference n°: 147

more information or to arrange a viewing – EMAIL

  • Ref n°: 147 
  • Summary: Aude: Between Carcassonne and Mirepoix, classic B&B with 5 guest rooms, spacious reception rooms and one floor for the owners. Two hectares of gardens with pool. Views of the Pyrenees. Barn/gite possibility. No near neighbours makes this perfect for retreats or communal gatherings.  
  • Address: Pécharic-et-le-Py, Occitanie 
  • Price: €495,000 
  • Commission: 3% (included in asking price) 
  • Surface Area: 2 hectares land 
  • Bedrooms:
  • Bathrooms:
  • Pools:
  • Location Description: The département of the Aude, in the Languedoc, prides itself as being the home of the Cathar, a famed religious sect of the 12 and 13th century, who dared defy Rome with their brand of humble, scaled-down Christianity. They failed in the end, but their story of defiance, struggle and eventual extinction is etched into the landscape, villages and castles of the region.

    Throughout the 12th century the Cathar faithful were slowly pushed out of the low-lying plains towards the hostile, mountainous uplands where they found refuge in fortified villages or in castles and keeps perched on the most inaccessible crags of the Corbières or the Pyrenean foothills. In the end the French State allied with Rome, sent Simon de Montfort to root out and kill the last 'heretics' in what was known as the 'Albigensian Crusade'.

    In the western part of Languedoc the most notable feature is the Lac de St Ferréol, specially conceived by Riquet when building the Canal du Midi, and designed to supply water to the canal throughout the summer period. This it does by means of a mini-canal - 'le rigole' which carries water from the resevoir to the highest point of the canal on the watershed (between Atlantic and Mediterranean basins) near Avignonnet-Lauragais.

    The southern part of the département meets the Pyrenees and boasts a wealth of whitewater rivers, trekking trails and ski resorts. 
  • DPE: energy rating: D,C