Aude watermill gite business for sale

Gites for sale in SW France



Languedoc - Castelnaudary


old watermill - house and big gite


near village - 6 hectares woodland


4 bedroomed gite - 14m pool


€420,000 * - ref 179

Lauragais house and gite on 6 hectare estate


Castelnaudary is more than just the home to Cassoulet; it marks the southern limit of the Massif Central and the start of the Pyrenean foothills, the cusp between Atlantic and Mediterranean weather patterns, the high-point of the Canal du Midi ... and is home to one of the best street markets in Southern France. The whole region surrounding the town is made up of unspoilt rolling countryside, woodland and sunflowers, tiny villages perched on crests of hills ... and views toward the snow-capped Pyrenees.


However, this property is not in the town of Castelnaudary but 10 kms north of the town on the outskirts of a quiet village. it's a former watermill, so, naturally enough, lies on the valley floor although in winter one can see the distant mountains from the house. The mill-race and milling gear have long since disappeared but what is left is a solid stone-built house surrounded by gardens with a big pool and looking out over sunflower fields and dense woodland.


The mill is a three-storey rambling building covering over 300m² of surface area. It has been cleverly divided into two dwellings, each independent from the other, each with its own entrance, patio and terrace area ... but each sharing the views and peacefulness of the place.



On one side we have the owner's habitation: a two-storey duplex with vast living/dining space downstairs and cosy two/three bedroom space with bathroom upstairs.

Then the gite: a four bedroomed spacious accommodation with fine kitchen, separate lounge and private terrace. Two of the rooms are ensuite and there's a family bathroom as well. The ensuite bedrooms mean that they can be used as B&B accommodation in the low season.


On the ground floor is the business end of the old mill: this is where the grindstones turned and the water from the mill-race came coursing through. No more: it is now a cellar devoted to storage, DIY, gas boiler, water-heaters and so on. The entire building is centrally-heated (gas) but obviously, priority is given to the wood-burners as much of the estate is under woodland.


Outdoors, as well as a number of shady terraces and patios, we have the big 14x5m pool and a three-car garage. The fact that there is just one gite (and therefore guests have exclusive use of the pool) means that the four-bedroom gite can generate in excess of €20k pa. Guests are only too happy to be within 10 minutes of a UNESCO heritage site (Canal du Midi), best market in S France (Castelnaudary), 15 minutes from the lake at St Férréol and 30 minutes from Carcassonne airport.



Our opinion:

A very pleasant lifestyle property with a fully-equipped and successful gite. Secluded without being at all isolated, this property will appeal to older buyers who don't want to live in the middle of nowhere and who don't want to throw themselves into a lot of renovation work. The work has been done: everything works; the bathrooms are new, the roof is insulated, the septic tank brand new ... and the business's website is a lesson to us all. You won't find better at this price in the Languedoc.


see the photos  Aude Carcassonne sucessful guest house  for sale




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


* agency fees included ____________reference n°:179


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





Cathar Country


Carcassonne is the capital of the Aude département. It is made up of two towns: the 'old town' (or ville basse) which dates back to Roman times, and the 'Cité' or citadel, the Disneyesque castle which dominates the old town. This has become France's n° one tourist attraction after Mont St Michel. The old town is a beautiful maze of streets, and squares with plenty of sidewalk activity. The 'other' UNESCO World Heritage site is also found in Carcassonne - the 17th century Canal-du-Midi traverses the town from West to East.


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.


The southern part of the département meets the Pyrenees and boasts a wealth of whitewater rivers, trekking trails and ski resorts.



- former watermill

- 6 hectares (15 acres) of land

- 4-bedroom/3 bathroom gite

- 14X5 metre pool

- private 3-bed owners quarters

- excellent location near village

- 10 minutes motorway

- 30 minutes airport.






other properties in the region:

Villa + 2 gites - Carcassonne

Carcassonne - family home + gite, centre

B&B in Rennes-les-Bains

Hamlet with 6 gites

Axat - 2-gite building

Renovation project 2 gites & pool

Big estate with 4 gites

Carcassonne - guest house and 3 gites

Château on Canal du Midi

Gîtes à la Française S.A.R.L. 2017