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Farmhouse + gites + outhouses in wine village near Carcassonne

  • Carcassonne region

  • 6-bedroomed farmhouse with two gites

  • Village setting in mature gardens with views

  • pool, functions room, outhouses, parking

  • €650,000 * (ref 243)

Gite business Limoux_Carcassonne

Carcassonne – France’s second tourist attraction after Mont St Michel – lies in the plain along with its historic neighbour, Castelnaudary. Most holiday-makers prefer to rent (or live) either north or south of the city in the hilly regions, surrounded by woodland or vineyards. This property is in a tiny village south of Carcassonne, on a raised terrace with views both south to the Pyrenees and north to the Montagne Noire.

This property is what the Irish would call ‘the Big House’ of the village. Not the château but the ‘other’ most imposing property belonging to the biggest landowner, or in this case, vigneron. For this is a wine village, perched on a hill-top and surrounded by a sea of vines. As befits the biggest house in the village it commands extensive views to the south – to the snow-capped Pyrenees – and enjoys probably the biggest garden too.

Although the main house has been used as a guest house in the past, the property is being sold as a private dwelling with two gites, one of which is operational. With the numerous outhouses however, the potential is there for someone with ideas to create a beautiful home and enough gites to generate a healthy income.

THE MAIN HOUSE

The main house is vast: there are three big reception rooms plus a spacious kitchen on the ground floor and six ensuite bedrooms on the upper floor. A bit of re-decoration work and the rooms would be ready to receive guests again in no time at all. The house is littered with original features to delight and intrigue guests: a fine 19th century staircase, marble fireplaces in many of the rooms, original terracotta flooring in the upper stories…

THE GITES

The big gite is adjacent to the main house: kitchen plus lounge downstairs and three bedrooms and two bathrooms on the upper floors.

The small gite – closed for renovation at the moment – is a simple two-person gite with kitchen/diner, mezzanine bedroom and bathroom.

FUNCTION ROOM

One of the features of this property is the splendid salle des fêtes which occupies one of bigger out-houses. This was the venue for concerts, exhibitions and parties over the past 20 years … and with a bit of redecoration could become again. It has toilets, lighting and access to a wide covered terrace.

The other usuable outhouse offers over 200m² of living space.

The pool and barbecue area is set back from the houses in its own space over-looking the vineyards and mountains. There is parking for a dozen cars in the enclosed, walled domaine.

Our opinion: We’ve been quite open about this property: it needs re-invigorating, re-decorating and re-thinking. But it is NOT a renovation property. The work has been done: good quality bathrooms, new roofing, mains drainage, electrics are all in place. What’s needed is a dynamic couple to re-think the concept: guest house or gite complex? Wine-tasting courses or yoga school? Whatever your plans, buyers should reckon on investing around €80k to get the premises in shape again. But at less than €750k all-in, this is a bargain for a fine property only 20 minutes from Carcassonne airport.

* agency fees included reference n°: 243                                                              similar property in the region: 202 Farm with gites

more information or to arrange a viewing – email

  • Ref n°: 243 
  • Summary: Some buyers want the finished product: a property where all the work has been done. Others prefer a property which can be adapted to their needs and tastes. This extensive property is for them: the main house, the gites, the function's room and the outhouses can all be exploited in a number of different ways. It's in a wine village so immediately wine-tasting courses and French cuisine classes some to mind. All this is possible and more in this imposing property with garden and views.  
  • Address: Routier, Occitanie 
  • Price: €650,000 
  • Commission: 3% (included in asking price) 
  • Bedrooms: 10+ 
  • Bathrooms:
  • Pools:
  • Location Description: Cathar Country

    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 Eastern part of the Aude département is wild and nearly uninhabited, a region of rough hills, maquis-clad outcrops and vines as far as the eye can see. This is the Corbières, renowned for its rough, strong red wines, olive groves and castles. The Corbières start just outside of Carcassonne where well-kept vineyards slowly give way to pine forest and more dramatic terrain.  
  • DPE: energy rating: na