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GITES FOR SALE FRANCE is based in Toulouse at the epicentre of South-West France where we live and work. Although our team is often on the road we are reachable within 24 hours if you use one of the contact methods listed below. The most convenient way to get things moving is to send us an email outlining your plans: do you want to buy or sell ? Have you a budget in mind, a location? The more information we have the quicker and more precise is our response.
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Gite business Limoux_Carcassonne

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

  • €484,000 * (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: Winegrower’s home and gite

more information or to arrange a viewing – email

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Manor house for sale Carcassonne

Carcassonne – 16 bedroom luxury manor house

  • Carcassonne

  • Manor House

  • exploited as very large luxury gite – sleeping 28

  • Pool – jacuzzi – bar: exceptional turnover figures

  • €978,000 * (ref 228)

Carcassonne – France’s most famous UNESCO World Heritage Site, the Canal du Midi – another UNESCO site, the vineyards of Minervois and the Châteaux Cathares of Lastours are all within 15 minutes of this magnificent property. That’s one of the many reasons that makes it a very special place … and a very successful business.

The property consists of a splendid 19th century manor house, a second more modest house with a separate entrance, a vast summer kitchen and sheltered outdoor dining area, a heated pool, a hot-tub and numerous shady nooks and crannies. In all, there are 16 bedrooms, 12 bathrooms, a vast kitchen/dining room which can seat 28 people and a fully-equipped bar-cum-disco cellar!

The attraction of the business is that it can be run in a number of different ways:

1. as it is currently: the owners let out the whole premises as a stand-alone self-catering luxury gite. The tenants (groups of friends or three or four families) can opt to have a chef come in now and again and cook meals for the whole group. The owners are not on the premises.

2. The owners occupy the rear house (3 bedrooms) and let out the rest as a ‘very big gite’.

3. The finest 5 bedrooms (or suites of bedrooms) are designated as B&B rooms and the manor house is run as a upmarket guest house. The owners again live in the rear 3-bedroomed house.

… or it could be used as a rather lovely private home, far from Brexit or post-Trump America.

The manor house has been refurbished and decorated with taste and simplicity. Where possible, original flooring, marble fireplaces and wrought iron staircases have been kept and highlighted. Essential bathroom facilites that were unnecessary in the early nineteenth century have been cleverly and unobtrusively woven into the ancient fabric of the house.

Yes, the property is in a village and it does not have acres of lawns and fields around it demanding constant attention. On the other hand owners and visitors alike have the pleasure of strolling out the front door and shopping in traditional French boucherie, épicerie and boulangerie … before sitting at the terrasse of a café and watching the world go by, pastis en main! The countryside with numerous walks, vineyards and ancient chateaux starts at the manor house gate.

Behind the main house, the pool area is one of the focal points of the premises: heated by a sophisticated heat pump, the water temperature can be kept at an agreable 28°, even in winter.

Our opinion: As a rule of thumb, a decent gite complex should generate roughly 10% of the asking price in annual income. This gives a return on investment of around 8% net … rather more than one gets from leaving your money in the bank these days. This property follows this rule mainly because it is an extremely well-run, well-maintained and, frankly, perfect holiday accommodation. It is also a very nice place to live. At 15 minutes or so from the Citadel in Carcassonne it could do a lot better if marketed to Japanese and Chinese tourists who are now beginning to discover this region: its full potential has not yet been realised.

* agency fees included reference n°: 228

more information or to arrange a viewing – email

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