Languedoc - Manor house with 2 gites and pool
Secluded estate on outskirts of village with gites, pool, gardens and much potential
the manor house
The Lauragais - the stretch of rolling hills and farmland between Toulouse and Carcassonne - is a bit of a secret among the French as it's just off the tourist trail. There are no gothic cathedrals or spectacular gorges but a wealth of real French villages, unspoilt scenery and proximity to the major urban centres, airports and sights. And property prices tend to be lower.
This property is a case in point. A fine 18th century 'maison de maître', set in its own grounds just outside a small farming village, with two operational gites, a pool, mature gardens and endless workshops and garages just crying out for conversion. All this for just €343,000.
What's the catch? The existing rental properties date back to the 80's and 90's: they need a serious bit of refreshing. Each unit has its own electrical installation and fusebox and the plumbing is OK, but dated. The main house has been renovated in a piecemeal fashion: ultra-sophisticated wood-pellet burning central-heating system ... and a kitchen from the 70's.
In other words, this is a property for DIY enthusiasts. The main house, the gites and the garden need refreshing and tidying up first so that income can be generated by the gites. Then one could attack the conversion job that should transform the middle part of the building into two more gites (or 5 B&B rooms). There is probably 12 months work here and a budget of €120k.
Our opinion: This property has enormous potential. Note, however, that it is no longer a going concern. However, with a bit of cleaning and re-decorating the two gites could be brought on-stream quickly and bringing in over €1100 a week in the summer season. This income should be invested into the refreshing of the existing gites and main house before turning to the conversion of the unused workshops. Within two years we would expect to have a gite complex of 4 or 5 gites generating over €50k per annum. The urban centres of Toulouse and Carcassonne are close enough to ensure year-round activity.
You're getting a lot for your money here as the recent fall in property prices has already been assimilated into the asking price.
What's for sale?
Manor house - about 160m² living surface. Big farm kitchen with pantry and laundry room, living/dining room with windows on 2 sides, French windows and open fireplace, separate library/games room. Central-heating and double-glazing on ground floor. Upstairs: 3 bedrooms, two en-suite. Attic insulated but not converted. (The height is there).
Big gite - about 120m²: small kitchen, dining area, living-room with wood-burning insert, two showers. Upstairs three bedrooms of which one is of dormitory dimensions. Bathroom. Terrace and outdoor pool (8x4).
Small gite - about 45m²: downstairs dining/living area with built-in kitchen corner. Upstairs - double/triple bedroom and bathroom.
Workshop and garage. Enormous space on two levels between the main house and the gites, roughly 200m². Has been used as habitation in the distant past Water, electricity and drainage all on site.
Estate - gardens, vegetable plot, mature trees, secure pool area, 8 metre pool. About 6500m² in all with a chance to buy another 4000m² from neighbour.
Agrandir le plan
Please contact us for further information and pictures. The property can be visited by appointment only.
* agency fees included ____________reference n°: 049
more information - viewing - firstname.lastname@example.org or +33 950 685 946
SARL GITES A LA FRANCAISE RCS Toulouse n°: 531 694 925
CARTE IMMOBILIERE HTE GARONNE N° 2197
RESPONSABILITE CIVILE: Assurance : Allianz 41404407GITES A LA FRANCAISE ne manie pas de fonds. A ce titre, et en conformité de l’article 38 de la loi (n°2010-853) du 23 juillet 2010, elle est disposée de garantie financière
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.
- A gite business 40 minutes Toulouse
- Self-contained estate
- 2 gites
- mature gardens
- over 200m² of workshops to upgrade
- 45 minutes Carcassonne airport.
- wood-pellet central-heating
- solar water heating
- needs refreshing
other properties in region:
© Gîtes à la Française S.A.R.L. 2017