Limoux guest house business for sale

Gites for sale in SW France



Limoux - South Carcassonne


Riverside guest house


7 bedrooms plus private apartment/gite


garden and terrace over-looking the river Aude


€650,000 * - ref 181


South of Carcassonne - regional capital and n°2 tourist draw in France - the Aude river snakes towards the Pyrenees through a broken terrain of vineyards and meadows before entering a steep-sided valley which leads to a series of dramatic gorges. Limoux lies in the centre of this upper Aude valley, a small town on the river known world-wide for its sparkling wine 'Blanquette de Limoux' which pre-dates even Champagne itself.


This property is a fine 18th century townhouse, over-looking the river, in a quiet side street just a few minutes on foot from the town centre, church and market. Originally built by a local judge it has housed a series of town worthies, upstanding citizens and the occasional scoundrel before being transformed into an upmarket guest house at the start of the century.


There are three floors plus a cellar and an attic:


ground floor: entrance hall with fine original staircase, big fitted kitchen, dining/living room with French windows leading to a terrace over-looking the garden and river. Then there's a boiler room (gas-fired central heating throughout) and a garage.

First floor: Three big square bedrooms with two bathrooms and a lounge/den which could be used as a bedroom. Each bedroom has a marble fireplace (sometimes the famous red Minervois marble, sometimes a delicate grey/black variety)

Second floor: Three more bedrooms, two bathrooms and a private and self-contained apartment. The apartment is a duplex with spacious living/dining area, kitchen and one bedroom with bathroom. It is used either for long term lets or to house the owners/manager when the house is full.

Attic: essentially storage space but ready to convert into more accommodation.

Cellar: a labyrinth of ancient walls and wine cellars which is used principally to ... stock wine.


The garden is a shady and densely green haven, dominated by a fine cherry tree and boasting at least three mini-terraces where guests can sit and watch the river flow. there is a water-feature built into a wall which keeps the garden fresh in high summer.


Once out the front door, guests can stroll into the main square, visit the street market, the church and other attractions ... like the famous Carnaval de Limoux which seems to extend from Christmas to Easter each year.


Our opinion:

The property is no longer run as a guest house and is not sold as a going concern. However, in recent years it developed quite a trade as a cycling guest house with road-cycling aficianados coming from all over to test themselves on the quiet country roads of the region. The Tour comes through here every two years or so. The other great theme in the area is of course the wine. Not just the sparkling whites but a whole selection of excellent reds are now made in the Limoux region and are attracting attention from wine connoisseurs. Finally, there is Carcassonne just down the road in one direction and the white-water activities in the gorges to the south: in short, a tourist Mecca.


see the photos  Aude Limoux guest house for sale




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


* 3% agency fees included ____________reference n°:181


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.



- 4-storey townhouse

- garden

- 7- bedroom/4 bathroom

- private owners duplex

- excellent location over-looking river

- 25 minutes Carcassonne Cité

- 30 minutes airport.



- no pool



other properties in the region:

Villa + 2 gites - Carcassonne

Carcassonne - family home + gite, centre

B&B in Rennes-les-Bains

Hamlet with 6 gites

Big estate in Black Mountains with 4 gites

Carcassonne - guest house and 3 gites

Château on Canal du Midi

Gîtes à la Française S.A.R.L. 2018