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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

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

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