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chateau for sale with gites France

Château for sale – Tarn/South Aveyron – 4 gites

  • Château for sale – Tarn/South Aveyron

  • chateau – 4 gites – 2 pools – 2 hectares land

  • 25 minutes Albi – near Viaur gorge

  • €980,000 * ref: 186

This is a lifestyle property plus thriving gite business for sale just 25 minutes north of Albi in the Aveyron.  The main building – 1000m² of living space – comprises a family home with 5 bedrooms and four high quality gites with between 2 and 4 bedrooms. It forms a square with an interior courtyard. The chateau faces south affording uninterrupted views over the Viaur valley into the Tarn. There are two hectares of gardens, vegetable patch, orchard and mature woodland … and two pools.

There are many things one could do with this property as it lends itself to both gite and guest house activities. The present owners prefer to concentrate on letting the four gites throughout the summer months but there is scope to let out some of the rooms (in the main house as well as in the gites) as B&B rooms in the low season.

Here’s a run-down on the various buildings:

The main chateau. This is a fine, south-facing stone-built house that has been totally renovated and refurbished. Downstairs are the main reception rooms: a vast dining room (pictured below), big fully-equipped kitchen, lounge and one bedroom/utility room with ensuite bathroom.

Upstairs there are three spacious ensuite bedrooms as well as a games room/lounge or extra bedroom. Upstairs again (second floor) are two more bedrooms with a bathroom and former ‘kitchen’. There is oil-fired central heating throughout … and a number of open fires, inserts and wood-burners making use of the abundant wood on the estate.

Gites 1 and 2: These are duplexes in the East wing of the chateau. Each has a spacious living/dining section with fully-eqipped kitchen on the ground floor and two bedrooms and bathroom upstairs. Each gite has a private garden with terrace in front of the house.

Gites 3 and 4: In the west wing of the complex, these gites are bigger than the other two. Gite 3 (170m²) has 3 bedrooms while gite 4 (190m²) has four bedrooms and two bathrooms. Again, these two gites have been finished and furnished to a very high standard and need no more work whatsoever. All these gites are centrally-heated. These gites in the west wing have access to an above-ground pool (32m²) adjacent to their terraces.

The chateau is on the edge of a tiny hamlet with a handful of houses. But these are more or less invisible as the facade faces south, away from the hamlet, over-looking the gardens, pool area and woodland. There is a fine vegetable garden and greenhouse, a pond with bridge and water features and the pool which is accompanied by a wooden chalet housing a summer-kitchen for outdoor catering events. The hectare or so of woods has been left wild except for narrow pathways which guide guests through this charming area of greenery and shade.

Finally, one of the barn roofs has been fitted with solar panels which produce between €3k and 4k of electricity per year. Tax free.

Our opinion:

There are quite a few chateaux for sale in the Aveyron – a wild and empty département – but few are as well located as this one. In the Rouergue region, close to one of France’s most beautiful villages (Sauveterre-de-Rouergue) and only 25 mins north of France’s most recent UNESCO World Heritage site, Albi. Above all it is a beautiful place to live: the chateau has been refurbished by professionals and exudes comfort and well-being. The gites are full of charm. We would exploit the guest house angle a bit more: the rooms in the main house could easily be let for €150 – €185 per night to discerning clients who would be only too happy to pay €50 more for a table d’hôte served in the grand dining-room. Some people might be tempted by the idea of a boutique hotel … but upmarket guest houses are much easier to run and comply with the regulations.

* agency fees included reference n°: 186

more information or to arrange a viewing – email

Similar property in the same region


South Tarn – Guest House for sale

Successful South Tarn Guest House with high turnover
urban setting – fine 30’s mansion – gardens – pool
5 floors – 5 guest rooms – pro kitchen – spa
€995k * ref: 213 – direct sale by owner

This is a case study in good management, quality product and top-end marketing. A couple of professionals take over a humdrum guest house and turn it into a 9+ Tripadvisor/Booking ‘must-visit’ establishment. It’s the sort of place that might have been a bijou Boutique Hotel a few years back but the owners have cleverly gone for the upmarket Guest House option, obviating all the Health & Safety hassles of a hotel.

This property is an elegant thirties mansion – part Italianate, part Basque: an imposing building set in a simple, low-maintenance garden awash with camelias in a select residential part of town. The town centre with its shops, cafés and restaurants is a 3 minute stroll away. Lift your eyes and the forest-clad hills of the southern Tarn backed by azure skies dominate the horizon. In 30+ minutes one can be in Carcassonne, Albi or the Faugères vineyards.

And that’s the key attraction for this property: clients come from all over the world because it offers 4* hotel comfort (at 3* prices) and its location means that a number of world-class sites (UNESCO and others) can be visited within a 3 or 4 day timeframe. Clients can either eat at the Guest House (kitchen and dining facilities are first class … as is the cellar) or wander into town to sample local cuisine.

South Tarn Guest House

The property consists of five floors:
– basement (with windows) is given over to a spa area with hot-tub, massage table and sauna. There is also a meeting/conference room and a linen storage room.
– ground floor comprises the entrance foyer, a breakfast room, a dining room, a guest lounge and the extensive kitchens.
– the first floor is devoted to guest rooms: three of them, each with 20m² rooms and spacious bathrooms. Two of these rooms have been converted into one suite. There is also a guest library.
– the second floor is also given over to guest rooms – another two guest rooms with bathroom.
– the top floor is the owners’ preserve: here they have the entire floor to themselves:lounge, bedroom, very spacious bathroom, dressing room etc.

The five guest rooms range in price from €110 per night – for the classic room to €190 per night for the deluxe suite.

We could go on about the eleven marble fireplaces, the oak parquet flooring, the original art deco bathtubs, the gazebo beside the pool or even the extensive kitchen garden brimming with fragant herbs … but let’s leave all that for serious enquiries.

Our opinion:
A guest house – in France – may only offer 5 rooms to clients. More, and it’s classed as an hotel. Here, the owners have got around the rule by creating a suite out of two of the rooms. It’s their most reserved room. The whole place has been re-wired and re-plumbed. There is central-heating throughout which, combined with excellent insulation, gives them an extraordinary ‘B’ rating for energy wastage. There is no work to be done on the premises: it is in perfect order. Buyers are getting a little jewel: fully-furnished and equipped down to the Tassimo beverage maker in each room. At this price, and given the turnover and profit figures attained, it is a bargain.

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

* no agency fees – direct sale

more information or to arrange a viewing – Peter Friend  – 06 12 58 88 63 – email


Haute Garonne – Watermill gite business

Watermill and 3 gites on 7 hectares
indoor pool and sauna – riverside activities
Between Toulouse and the Pyrenees
€495,000 * (ref 150)

The region south of Toulouse – home to France’s booming aerospace industry – is a bit of an insiders’ secret: it is very rural with rolling hills dotted with tiny villages and farms. Small chateaux and massive watermills testify to the discreet rural wealth generated in this fertile land at the foot of the Pyrenees. For from every hilltop one glimpses the range of snow-capped mountains which make this region so rich … in water, in arable land and in tourist attractions.

The property is a massive watermill which, although dating back to the Middle Ages, has been knocked down and re-built so often over the past few centuries that it contains features from a number of distinct periods. For present purposes, the essential thing is that the roof is recent and in very good condition.

The building houses:
– gite 1: a two-bedroomed gite on two floors with separate entrance, terrace and garden
– gite 2: a more modest two-bedroom apartment with views over the river
– gite 3: a very spacious 100m²+ 3-bedroomed gite on the second floor
– the owner’s quarters: big kitchen, pantry, vast lounge, dining room, shower room and two bedrooms and bathroom upstairs
– the wheel room: the water wheel (in perfect working order) can be plunged into the mill-race (which passes under the house) where it turns as it did for centuries. Or it can be hoisted out of the water and admired from a small deck within the (enormous) wheel room.

In a separate building at the back of the mill we find the indoor swimming-pool and spa: a delightful space where clients can relax around the pool practically all year round.

The mill is on a river (obviously) and the area between the mill-race and the river forms a sort of island: a magic place filled with greenery, wild orchids, exotic trees and lots of wildlife. This is what makes this property fairly unique: the sheer space available to guests who want to get away from it all for a few days before a spot of hiking in the hills or searching out a good restaurant (of which there are plenty: we are on the Gascony border here and excellent cuisine is the norm). The local village is just a 3 minute cycle ride up the road.

Our opinion:
There’s something terribly romantic about an old mill: the river-side location, the wisteria-covered façade, the water-wheel and the sound of running water; This property has all this and more: it’s in a beautiful region of France as yet unspolit by ex-pats and mass tourism. The ski slopes are less than an hour, the famous Tour de France routes pass in front of the estate… and yet we are less than an hour from a major international airport (esayJet, BA etc). The gites are in excellent condition, furnished and equipped and ready to go! No hesitation: a sound business propostion.

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

* 3% agency fees included reference n°: 150

more information or to arrange a viewing – EMAIL


Pyrenees – manor house and gite business – ski and cycling

Pyrenees – manor house and gite business
At the end of the road in the Neste Valley
Manor house, 2 gites, pool and woodland
Near cross-country ski resort – prehistoric cave sites
€307,000 * (ref 155)

The Vallée de la Neste is one of those secret Pyrenean valleys which wind up through deciduous forests and bucolic fields of hay to the high mountain pastures where sheep make their summer quarters and sporting folk their winter HQ. For this valley has everything: access to the motorway and train at Montréjeau, one of the most unusual prehistoric caves at Gargas, tiny villages with unique churches dotted here and there and one of the Pyrenees finest cross-country ski resorts at its head.

This property is located a good way up the valley in the village of Nistos: a collection of houses and a church, more than a village. It consists of a large manor house with at least 7 bedrooms, 3 bathrooms, vast living room, dining room, kitchen and separate bar/man-cave area. Out in the back yard there are two independent gites, each sleeping at least 4 guests, fully-equipped kitchen, dining/living area. Then there’s a pool, a gym full of torture appliances, a workshop, an outhouse devoted to children, a playground and a tower. The hectare of land associated with the sale rises up steeply beyond the back garden in a riot of beech, hazel, elm and oak trees.

The manor house is a family home, fitted out and decorated with six children in mind. The main features – a lovely wide staircase, orignal shutters and slate roof – have been retained while introducing a modern ‘mountain’ feel with wood cladding, open space interiors and double-glazing all round. The seven bedrooms are suitable for a large family but could be reduced to a more spacious four suites arrangement for a smaller family. Especially attractive is the second floor bedroom with en-suite bathroom. There’s attic space yet to be renovated too. Finally the ‘bar’ area at the back of the house has intriguing possibilities.

The gites are fitted out for families and groups … for this is hiking country where guests leave in the morning for 6 hour hikes across the hills. They are equipped with living space and kitchen, bathroom and two bedrooms.

The pool and childrens’ play area is compact and safe. Parents can watch their offspring from the top of the tower (you were wondering what the tower was all about?) while sipping an apéritif.

This is a multi-season business with occupancy possible all year round. Summer is for hikers and nature buffs, autumn for cave experts and mushroom hunters. Winter sports start in December and go on through to end of March. Spring brings its flood of cyclists and history enthusiasts.

Our opinion:
This is a well-known and well-run property that has been successfully operating in the valley for over 5 years. The attraction is the all-year-round possibilities that its location affords. We would be tempted to transform the manor house into a three or four guest room B&B. Serve a table d’hôte with local hams, cheeses and lamb every night in the spacious dining room. OR, we would live in one of the gites and rent out the manor house and gite 2 as a 9 bedroom gite (very rare and very sought-after in the Pyrenees). There’s lots of combinations and variations possible: you just have to get over there and have a look. Great value for money.

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

* 3% agency fees included reference n°: 155

more information or to arrange a viewing – EMAIL