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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

Farm with campsite gites and lake

Mirepoix-Carcassonne axis: campsite, farm, 2 gites and lake

  • Mirepoix-Carcassonne

  • Rural estate with 5-bedroomed family home – 2 gites – lake – pool

  • Room for development and campsite

  • €875,000 * (ref 212)

Mirepoix is a much appreciated mediaeval town at the foot of the Pyrenees. Between Mirepoix and Carcassonne – the main tourist draw and airport in the region – is a beautiful area of rolling sunflower-covered hills, vineyards and forest dotted with tiny villages and ancient churches.

This property is in the centre of this region: a secluded estate on the outskirts of a village with no visible neighbours.

As the above picture shows, the main buildings form a large square with elegant arcades sheltering the main house – a 5 bedroom family home – which gives on to a courtyard flanked by two barns. The big four-bedroomed gite is in the building opposite the main house. The second gite – the cottage – is at one end of the main house complex.

Behind the buildings the land falls away in a series of wooded terraces (which were used many years ago as a campsite housing caravans and tents) to a beautiful lake. There are three hectares of land in all.

The main house is a recently-renovated five-bedroomed family home. The ground floor is given over to a vast open-space kitchen/dining/living area and another more intimate lounge and billiard room. Upstairs there are five double bedrooms and three bathrooms. One of the features of this building is the balcony running the length of the first floor, accessible to all the bedrooms. Oil-fired central heating, a massive wood-burner, double-glazing and good insulation ensure that there is a high level of comfort.

The big gite is comprised of a large kitchen/diner on the ground floor plus one double bedroom and a bathroom. Upstairs there are three more bedrooms and a bathroom. One of the features of this house is the ‘sun parlour’ on the south-facing part of the gite which affords superb views over the forest and mountains beyond.

Gite n° 2 is at one end of the main house and is a simple lounge/kitchen downstairs and two double/twin rooms upstairs with bathroom. It has its own separate entrance and patio/terrace.

The pool is located on a discreet terrace below the main buildings on the southern side.

The rest of the premises is made up of two enormous barns: one is open on three sides and is used for parking. The other is a long structure on two floors with two vast surfaces of about 250m² each. These have been variously earmarked as possible concert venues, gyms, yoga workshops or conference centres … but the obvious use is for two more gites AND an events/meeting room.

Finally, the three hectares of land is mainly wooded but some has been given over to a serious vegetable garden and orchard, chicken run and mobile home for family and friends. There used to be ’emplacements’ for 35 such structures and water/electricity points still exist. The lake is teeming with carp and bream and gives guests the chance to paddle about a bit and to enjoy the small beach area.

Our opinion: This is a going concern located in a much sought-after region, which includes a fully-finished family home and two gites. No further work needed. However, for buyers keen on increasing the turnover there is enormous potential for development. The big barn offers scope for more accommodation and some sort of communal space: gym, meeting room, workshop. The fact that the estate was – in the past – used as a campsite makes one think that an upmarket glamping installation could be the way forward. A top-quality business in a great location: no hesitation.

* agency fees included reference n°: 212

more information or to arrange a viewing – email

Minervois village property with big gite for sale

Minervois gite business

  • Minervois gite business

  • Big gîte and superb garden house

  • wine and olive oil village between Carcassonne and the coast

  • €265,000 * (ref 153) – direct sale by owner

Bize-Minervois is an ancient and extensive commune on the Aude/Hérault border known for both its wines and its olive oil. Although fairly near the Canal du Midi which traverses most of the Minervois, the local waterway is the Cesse river, an exceptionally clean stream which has its source in the Massif Central and provides river bathing opportunities just a few metres from this property.

Yes, the property is in a village … with all the advantages that this confers: cafés, bakery, chemists and, above all, mains drainage!

The Minervois is a wine-producing area between (roughly) Carcassonne and Béziers on the Mediterranean coast. To the north are the first foothills of the Massif Central, to the south the Canal du Midi and the Corbières. The region is dotted with ancient villages, among which the village of Minerve is probably the best known. Tourists come to the region because of the wine (it’s very good), the olive oil, the sun, the Canal du Midi and Carcassonne and the nearby Med beaches. Access is facilitated by lowcost airline bases at Carcassonne and Béziers linking the region to most of Europe.

Townhouse and gite

The property itself is a solid two-storey townhouse on a quiet side street near the Mairie. At the back there’s a courtyard, over-flowing with greenery, and a second house – a totally renovated barn. The 5 bedroomed townhouse is let out as a gite: the two-bedroomed chartreuse is where the owner lives. Depending on their family circumstances and wishes, buyers could reverse this arrangement.

The gite is probably a former winemakers house with functional, square rooms and some nice original features: marble fireplaces and 19th century floor tiles. It has been renovated and decorated to a reasonable standard not at all out-of-keeping with the surroundings: pastel shades, rustic wallpaper but comfortable bedding. There are 5 double bedrooms in all, a big kitchen, an upstairs lounge, 2 shower rooms and, best of all, a covered balcony from which guests can take their apéro and contemplate the setting sun. The attic is huge but has not yet been renovated.

Gite guests have access to a small section of the courtyard.

At the back of the courtyard the second house (a chartreuse in local parlance) is radically different from the gite. It is bright, modern, double-glazed … and yet manages to fit into the green-draped courtyard in a timeless manner. A front terrace slides seamlessly into the house: a first floor balcony runs the length of the building and affords views over the village. Vast open-space kitchen/dining/living area downstairs and two en-suite double bedrooms upstairs. Reversable air-con/heating throughout.

Our opinion: Once buyers have been convinced that village houses are not the ‘poor cousins’ of French lifestyle properties and that often the advantages outweigh the disadvantages then this property is an excellent buy indeed. Not only has it got a thriving (although not fully exploited) gite business but it also has a superb living space for buyers intent on getting the most from French life: just a few metres from the local cafés and bakeries, school and markets where the language and culture can be assimilated at minimum effort. This Minervois gite is a good solid business at an excellent price.

This property was featured on a TV show: see the video here and appreciate the charm!

* no agency fees – direct sale

more information or to arrange a viewing – Deb Westerberg – 06 27 10 40 60 – email

en français

Vineyard gite business with potential bnear Carcassonne

Carcassonne area – vineyard gite business

  • Carcassonne region

  • Gite business with guest rooms

  • 500m² of outhouses to be converted

  • Surrounded by vines – in the Razès area

  • €495,000 * (ref 202)

The Aude is one of France’s most varied départements. To the East we have the Mediterranean coast – sandy beaches galore – inland we find Carcassonne and dozens of castles and châteaux, and in the background, the snow-capped Pyrenees. And more or less everywhere… vines, vineyards and good wine.

South of Carcassonne (the region’s capital and only airport) lie the Limoux and Malepère wine regions. This property is a former winery in the AOC Malepère vineyard. Although still surrounded by vines (some of which belong to French actor Gérard Depardieu) there are no vines included in the sale.

This property is a bit of a work in progress. Time and old age has caught up on the owners and dealt their project a few low blows. Much of what they set out to do is in place… but quite a bit remains to be done.

Two big buildings – parallel to each other – face south. The bigger building is the original 18th century farmhouse which has been divided up thus:

– the family home with kitchen, lounge, three bedrooms, pigeon loft.

– a ‘B&B’ area with a kitchen, a splendid guest room with en-suite bathroom, and a communal lounge.

– a gite with spacious ground floor living/dining space and one big bedroom with ensuite bathroom upstairs.

– a second gite with a similar layout.

– a barn

– a garage

All these structures are in working order and ready to let/be lived in.

Across a courtyard, full of colour and charm, we find the second building. The ground floor consists of a number of very large spaces with basic windows, electrics, concrete flooring. Upstairs they have made a two bedroomed flat/gite, currently used as a jewellery workshop. At one end of the building there is a big garage and the original winery, complete with wine-press and vats.

Outside, there are 2.5 hectares of land: orchard, veg garden, a zone with trees and a 10 metre pool and a vast 1.5 hectare meadow (with organic status) used currently for horses. There is a well beside this field for market-gardening or permaculture projects.

To summarize: family home, 2 gites, guest room, flat used a workshop (but possible 3rd gite) and over 450m² of out-buildings to convert. Pool, veg patch, orchard and 2.5 hectares of land. Near a beautiful hill-top village and only 2.5 kms from shops, post office, bakery, café etc.

Our opinion: This is more than just a gite ‘project’: it’s an up-and-running business, albeit small and in its infancy – but with a bit of work it can get there. Cycling holidays, cooking courses, pottery or some sort of art courses/workshops are all possible here. In short: this is a €850k property going for half that price.

* agency fees included reference n°: 202

more information or to arrange a viewing – email

The Citadel at Carcassonne

Carcassonne B&B for sale with 3 gites

  • Carcassonne B&B for sale

  • Estate with B&B (5 rooms) and 3 gites

  • 3 kms from the Cité de Carcassonne

  • Secluded location in vineyards and pine forests

  • €740,000 * (ref 121)

Carcassonne is not just the home to one of Europe’s largest and best-kept mediaeval fortresses, it’s also the regional capital whose airport boasts links with a number of UK, Irish and Belgian airports. On the main train-line and motorway linking Toulouse to Montpellier and the Mediterranean coast, Carcassonne is a strategic tourist hub combining old-world charm with modern services and a lively café culture.

But what first-time tourists want as soon as they arrive in Carcassonne is to visit the Disney-perfect Citadel, with its towers and turrets, watchtowers and keeps (pictures below).

This property is a secluded estate just 3 kms (5 minutes) from the Citadel. The perfect location, in other words, for anyone running a tourist business in Languedoc. And the 950 m² of surface area offers the whole gamut of accommodation possibilities: 5 B&B en-suite guest rooms, 3 independent gites, a restaurant with professional kitchen … and a five-bedroomed ‘owners’ house. There’s quite a few garages, store-rooms, cellars and outhouses too if any potential buyer wants to add to the accommodation.

On one side of the estate is the Cité of Carcassonne and the Canal du Midi (also a UNESCO World heritage Site) and on the other … the wilds of the Corbières: a wilderness of maquis and pine forest, criss-crossed with hiking trails, riding paths and cylcing pistes. This is what many guests really come for: a day in the Citadel and then 6 days exploring the Corbières.

What’s for sale?

– a 1.6 hectare estate comprising horse paddock, gardens, car-park, pool

– over 950 m² of living space

– east wing first floor: 5 en-suite guest rooms

– east wing ground floor: wine cellar, storage room, boiler room, atelier/garage

– west wing: 3 duplex gites (2-4 person capacity)

– west wing: owner’s quarters: 5 bedrooms, kitchen, living-room, bathrooms

– restaurant plus pro kitchen with terrace and summer kitchen

The local village (before you get to Carcassonne) has shops, café and baker plus a doctor and a chemists.

Our opinion: This property ticks most of any serious client’s boxes: location, going concern, B&B and gites, secluded but by no means isolated, surrounded by land, local vineyards… Add to that good turnover figures and much potential (the owner has not yet exploited the UK market) in both clientele and outhouses etc and you have a winner on your hands. It’s not cheap …. but then, this sort of property in this sort of location is gold dust.

* agency fees included reference n°: 121

more information or to arrange a viewing – email

Similar Carcassonne property

en français


Corbières Gite business


  • 8-gite complex in old wine co-op

  • Stand-alone gite complex on outskirts of village

  • 3-bedroom owner’s quarters

  • swimming pool

  • 1 hectare of land

  • €580,000 * ref 224b


The Corbières is the wine region south of Carcassonne and Narbonne: to the East lie the sandy beaches of the Mediterranean, to the South the Pyrenees and to the West the upper Aude valley and the Limoux wine appellation. It’s a land of rugged and rocky outcrops, tiny vineyards wedged in between expanses of maquis and rock canyons with very very few isolated houses. The few habitations there are are grouped in tight, stone-built villages.

This property is a former wine co-operative, a massive stone-built edifice designed to transform local vignerons’ grapes into wine, bottle it and dispatch the cases to the 4 corners of the world. It was a victim of over-production in the Seventies when farmers were paid to tear up vines.

A clever conversion of the original building has integrated most of the old wine vats into the new schema: 8 independent gites ranging from cosy one-bedroom studios to bigger three-room flats. Each has its own outdoor terrace and, of course, access to the swimming pool.

The owners have created their own quarters out of the monumental entrance hall of the winery: a huge open space with 8m high ceilings, three bedrooms on a first-floor mezzanine and extensive kitchens and store rooms on the ground floor.

Even better, they have created a large meeting room/events space at the front of the building with its own kitchen/scullery where meals for up to 30 participants can be cooked.

The whole property is surrounded by over a hectare of land – grass mainly with some maquis. The village is just 300 metres down the road.

Our opinion: This property has enormous potential. Not only is it a going-concern, very well-known among the hiking fraternity and in numerous guidebooks about the Corbières, but it has unexploited potential in a number of fields:
1. a further gite could be created out of the last remaining wine vats
2. the ‘events’ space could be used out of season for wine seminars and tastings
3. the surrounding fields would lend themselves either to equine events … or simply to a bit of ‘camping à la ferme’. .

Our mandate for this property has now elapsed. Please contact the owner for further information and pictures. The property can be visited by appointment only.

more information or to arrange a viewing directly with the owner – phone: 04 68 70 08 80  – email