Toulouse - riverside watermill on 20 hectare estate

Gites for sale in SW France



Haute Garonne - 17th century watermill


Upmarket Guest House potential - 800m² living surface


indoor pool - riverside activities - 18 hectare estate - 2 lakes


Outskirts Toulouse - on Ariège River


€1,545,000 * (ref 164)



Just upriver from Toulouse - regional capital of Midi-Pyrenees/Languedoc-Roussillon - the river Garonne is joined by the Ariège river, a fast-flowing waterway fed by the melting snows of the Pyrenees. The Ariège valley is dotted with small villages, chateaux and watermills, all constructed from local materials: pink bricks from the local clay and river-polished pebbles, in alternate layers.


This property is a big, square watermill, built out of local brick and pebbles, and designed to stand the test of time. It has succeeded. The building on offer today is more or less the same edifice as that constructed in 1637. It wasn't only a flour mill: it was also used as a sawmill hence the need for a massive space to accommodate beams, masts and entire trees.


The result is a square building on three storeys, each one covering more than 250m². It is set back from the River Ariège by about 500m and is fed by a mill-race in a deep channel. The area between the mill-race and the river - an island essentially - is the estate belonging to the mill: over 18 hectares of natural woodland, meadows, plantations of cedar, an arboretum of different conifers and two extensive lakes. This land cannot be built on as it is technically 'floodable' but can be used for 'glamping' or other non-permanent projects. The Cedar plantation is a long-term investment with the trees representing an important store of wealth: each tree will fetch more than €600 each when mature.


The mill dates back a few hundred years but the interior renovation and decoration is much more recent. With a lot of taste and a desire to keep the volumes and proportions intact, the mill-owners have created dramatic open-plan living spaces on all three floors. In short, there are three 'lofts' - one above the other.


On the ground floor this gives us one big space with a massive brick fire-place and a kitchen 'corner' covering 235 m². There is storage space, wc, cellar and boiler room also on this floor. Trapdoors in the floor lead to the pool in the basement or to the mill mechanism, still mainly intact. Underfloor heating powered by a gas-boiler ensures perfect temperatures on all three floors. Every window is double-glazed with top-of-the-range aluminium frames.


The first floor is again mostly open-plan with another lounge and an office space. Two large bedrooms and two bathrooms occupy the rest of the space.


The second floor has a vast games room as the centrepiece with four more bedrooms and two bathrooms.


Our opinion:

We have a few watermills on our books but this is the mother of them all: over 800m² of living space ... and it's all usable, renovated and in perfect condition. The estate is beautiful: lots of birdlife, deer and wild boar, two lakes teeming with carp and pike and loads of places to hide a glamping yurt or chalet. We feel that this could make a very select and very prestigious guest house. It's just 30 minutes from Toulouse and its airport, from Airbus HQ and the plethora of aerospace companies now crowding into the city. The local village is a gem. The main road (out of sight or earshot) is the N20 - leading straight to the Pyrenees and Andorra.


see the photos Watermill and Country estate for sale Haute Garonne


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


* 3% agency fees included ____________reference n°: 164


more information - viewing -

or +33 950 685 946



Legal details:

SARL GITES A LA FRANCAISE RCS Toulouse n°: 531 694 925


RESPONSABILITE CIVILE: Assurance : Allianz 41404407

GITES 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






Haute Garonne


Haute-Garonne is the upper Garonne valley which stretches from the Frontonnais vineyards in the north, right up the river valley to the Spanish border on the crest of the Pyrenees to the south.


This makes for widely constrasting landscapes, ranging from vineyards in the north, the fertile hills of the Lauragais to the east, the main flat river valley and then the foothills and high mountains of the Pyrenees in the south.


The main city, Toulouse, dominates the département in terms of population, industry, culture and services. Home to Airbus Industrie and EADS it is also the centre of a wider aerospace industry which includes Matra, Marconi and the CNES, the French Space agency. Toulouse is also France's second university town with more than 110,000 full-time students at the three main universities and numerous 'grandes écoles'.


South of Toulouse the arable land gradually gives way to more dramatic scenery of forest-clad hills, chateaux and tiny villages. The mountains arrive like a wall of snow. Ski resorts at Luchon and Peyragudes are frequented by Toulouse skiers and a smattering of foreigners. The Pyrenees are also peppered with spas where one can take the waters and undergo a range of medical care packages.





- Perfect condition

- good location - between city and mountains

- riverside - birdlife, deer,

- private lakes - bathing - fishing

- indoor pool

- 18 hectares of parkland and woods

- cedar plantations - nearing maturity

- 30 minutes Toulouse airport




- the pool is indoor and smallish




other similar Businesses for sale within 1 hr of Toulouse
- 20 hectare estate with gite
- Renovated 17th farmhouse and 2 gites

- Château / guest house


GITES FOR SALE FRANCE (Gîtes à la Française S.A.R.L.) 17 rue des Roseaux, 31400 Toulouse
© Gîtes à la Française S.A.R.L. 2015