The distant dream of owning ones very own château in the South of France is not only for the rich and famous amongst us. South West France shares some of its hidden treasures waiting to be snapped up within weeks.

Castle or « Château »

Originally the French word “chateau” meant a fortress or “chateau-fort” which was equivalent to the English word castle. Nowadays however the word “château” in French (plural châteaux) has a wider meaning than the English word “castle”. In English we use the terms castle and palaces separately whereas “chateau” has gained new meanings over the years and can now be used to describe other architectural buildings including palaces, mansions or vineyards.

The Rise of the Castle

From the very early ages protection from invaders was necessary. This protection was in the form of high walls built around the cities deterring enemies giving rise to fortified cities. Within the walls was the strongest fortification known as the inner “citadel” always in a commanding position. The Romans continued this custom of fortifying cities until the decline of Rome. From then on fortresses were strategically built upon a hilltop from where the lords had a commanding view of the surrounding countryside.

Castles are the heritage of the Middle Ages. Castles played a central role during the Middle Ages when inter-state conflicts were common throughout Europe. They were often built in strategic positions from where they could conduct attacks for territorial and regional expansion. It was from the castle that the military and political system was governed and from where the king defended his land becoming the stronghold from where the surrounding territory was controlled. From the 12th century fortifications changed from being built from earth and timber to stone, the first of which in Europe were built in France. The castle served as an entire military storehouse, a detention place for prisoners as well as the dwelling for the king where the castle became a social ground for entertainment. Although castles were originally built for defensive and offensive measures the castle’s comfort, design and appearance became more significant and the size reflected the prestige and power of the owner. The “chateau fort” hence evolved from a straightforward fortress to an entirely military and residential structure occupying a specific territory.

Naturally stronger defense systems were required as warfare become more sophisticated. This resulted in castle walls up to 10metres in thickness. Traditionally round towers stood dominantly at the corners. The turning point in fortified castle construction was with the introduction of canons and gunpowder into warfare in the 15th century. This new warfare resulted in the thorough destruction of castles to such a point that the building of fortified castles ceased.

The chateau that were to be built no longer resembled the medieval chateau as the need for fortified chateau disappeared. These castles were replaced by palaces such as the most famous Chateau de Versailles built in the second and third quarters of the 17th century where French architects adapted the Italian Baroque style. The architecture changed according to their new purpose. These chateau were much more rectangular in shape and more welcoming and elegant in appearance with vast and formal gardens.

The construction of such royal castles increased as royalty wanted bigger, elaborate and unique castles in the architectural flavour and influence of the period.

Architectural Styles of Château

The architectural styles of French castles are just as diverse as their history. France and more precisely the Loire Valley is famous for its magnificent Renaissance chateaux including as Chenonceau, Chambord and Blois. Such Italien inspired Renaissance castles are predominantly situated along the Loire river with a stretch which is a UNESCO World Heritage site for its architectural heritage. Those who prefer Medieval architectural styles will find that most are mainly located in the Midi-Pyrenees. These include Montsegur, Lavardins and Carcassonne which is known for its religious Cathar conflict. The Cathars built their strategic castles on the highest peaks. Classical architectural styles included the Gothic Revival style inspired by the medieval castles. This style was characterised by its arched windows and doors.

Chateaux in the Aveyron

The Aveyron is one of the departments in France which has a very high concentration of Medieval castles. The prestige property market is currently receiving the strongest growth at the moment in the Midi Pyrenness and many experts predict that there will be a very strong price increase in this particular sector. This growth will be fuelled by a much greater demand for this type of product with international clients from the US, Russia and the Middle East.

Its wealth of prestigious properties coupled with undervalued prestigious property prices means that it is certainly a safe market to invest in. This remains one market where property prices have not decreased and where prices are set to rise. Aveyron’s location being only 1h15minutes from the coast and connections to Toulouse, Montpellier and Rodez also make it a favourable spot for potential international property hunters.

Castles for Sale in and around the Aveyron

Aveyron’s castles are undervalued as you will see from this selection. It is hard to find a castle here for over 3 million euros.

This particular castle dates back to the 15th Century and is built from the local red stone of the region. It consists of a tower, main building with 13 rooms and stables and is located in a village with a dominating view. The ceiling with its paintwork and sculpture dates back to the 17th century. Interior restoration took place in the 16th century to transform the property into a residence. The castle is now privately owned and has been restored in period style. This castle is for sale for 760 000 euros with agency fees included.

685 000 euros for this 14th century chateau set in just under 2 hectares of mature gardens within a 5 minute walking distance of a lively town of the Cantal. The property has been lovingly restored carrying with it a rich history and yet offering the comfort of a family home. With everything in perfect working order, this home is patiently waiting to begin a new chapter as a family home.

Situated a few miles from the city of Rodez this splendid Renaissance chateau from 15th/16th and 18th centuries has been entirely restored whilst retaining its numerous original character elements offering fireplaces and beautiful vaulted rooms. Its spectacular carpentry in the main tower is accessed by a monumental staircase and is illuminated and visible from the flight of steps outside. This property offers over 800 m² of high-quality living space and is set in a beautifully maintained 7000 m² park with century-old oak trees. The surroundings are magnificent. Sold furnished for 1 990 000 euros.

This Medieval Castle located in the heart of the Tarn valley has been converted into a successful hotel known for its comfort and breathtaking landscape that surrounds it. The castle includes 10 individual bedrooms, 2 luxurious apartments, to inedependant quarters. Truly a wonderful property in a unique setting and perfect to continue the business. Priced at 1 575 000 euros.

Magnificent 11th century castle located in the Lot valley. This property has kept several of its original features such as wood work, fireplaces, stone staircase and exposed beams. 590 000 euros.

For those looking for a good investment this is a good time to purchase an undervalued prestige property in a market which has not experienced any price reductions in spite of the current economic situation. The advice would be to buy quick in a market which will experience very strong growth.

For those wanting to follow their dream…..remember you don’t need to be a princess to own your own castle.

Nav Vilain
Selection Habitat
+33 5 65 70 10 49
www.selectionhabitat.com
info@selectionhabitat.com

The romantic, rose-tinted scene of escaping to France and leaving your worries behind seems to be a life-long dream for hundreds around the world. Many have brought this dream into reality by selling up and buying a property in France and live happily ever after… However as very often the reality is somewhat different. Traditionally a large percentage of those moving to France were couples who had retired and relied on their pension as their income however more and more young families are setting up home here in France years before the retirement age and sometimes as early as in their 30s and with a young family to support. How to earn a living now becomes a serious issue. There are of course those who spend their time working between France and the UK to earn an income. For those without this choice is setting up a gite really a survival option ? This depends upon how seriously it is taken and how prepared you are. The idea of setting up a gite can be taken quite casually if you are not relying on it as an income but if it needs to be profitable then many factors must be taken into consideration.

Gite History

The term « gite » is literally translated as « shelter ». I was recently told by a friend with answers to everything that the idea of gites becoming a holiday home started after World War II. De Gaulle was disappointed to find that a large majority of French soldiers had not seen and did not know many parts of France. He created a concept to encourage French families to discover and experience the different regions and cultures within their own country. This lead to the creation of the gite where the owners would live close by in order to provide assistance and a warm welcome to their guests. As a benefit to all parties the costs were kept low with certain tax advantages were given. The first gite was set up in 1951 in the Alps and over 50 years later there are 44,000 rural gites throughout France.

What is a Gite

The gite is global term which can be divided into a number of different types of accommodation. A „gite rural“ is traditionally a cottage in the countryside, by the sea or in the mountains with self-catering accommodation in the form of a separate or attached living area with bathroom, kitchen and bedrooms all self-contained. The owners of the gite are in most cases on site but not usually on the same living quarters. This allows one to have privacy however having someone around the corner in case of any problems. There are other types of gites as well such as « gite d’enfants » targeted to children and « gite d’etape » which work very much like a youth-hostel. These are particular popular with walkers and cyclists especially those undetaking one of the pilgramage routes across France.

Today the gite has become a real business. Each year the number of gites in France increases with an additional 2500 gites per year. With a growing offer there is certainly more and more competition. On the encouraging side it is a fact that France is the most visited country in the world. With over 79 million visitors in 2006 giving France a huge lead over second place Spain at 58.5 million and the USA at 51 million. So the love affair with France continues.

What is involved in setting up a gite ?

Like any small or large business there will be a certain amount of planning, bureaucracy and tax implications. It is the owner’s responsibility to ensure that the gite complies with the rules and regulations. It is important to create a business plan in order to predict your annual turnover against your estimated expenses to conclude whether you can actually earn a living. The time you invest in the business plan is invaluable. Every cost must be taken into consideration from new bed linen to mortgage repayments. Once you have these figures at hand it is best to speak to your accountant (one who ideally knows the French sytem!) to establish the most suitable tax regime for you. The business can be set up as a MICRO BIC which is suited for small (micro) businesses or a SARL which is a larger business where you would be expected to pay corporate and income taxes. Again your accountant should be able to advise you here.

Existing gite versus start from scratch

There are two options now which is either to purchase an existing gite which already has an income or to start from scratch. Both should be looked into and compared for example purchasing an existing gite means that the business is probably already earning so that you can start an income straight away. However creating a gite from scratch involves writing your business plan, maybe renovation on the property, getting the gite up to standard to comply with the regulations and then marketing your gite. One other important factor to be taken into consideration is that if you intend to convert a barn into habitable acommodation, if it has not already been inhabited, you will be required to apply for planning permission. This is the case for all barns or ruins that are converted to living space. The application is known as a CU (certificate d’urbanisme). The process however is quicker if you want to set up a gite. This is because gites are encouraged by the local tourist board and planning authorities as they attract investment and tourism to the many regions of France some less known than others.

An example of recent gite owners Robert and Delia Nash who moved to the Aveyron a couple of years ago. There gite is located in the countryside yet close to Rodez Airport. They decided to convert what was a detached outbuilding into a 2-4 person gite. Such experiences are invaluable when researching into whether to set up a gite or not. Nothing can replace first hand knowledge.

Why did you choose to set up a gite business in France ?

We had no experience in hotel management, but knew what we liked whenever we stayed somewhere. So we felt that if we could provide this quality of service, we would get regular and appreciative guests.

What was your greatest challenge when setting up your Gite in Fabregues ?

Getting the gite ready on-time. Coordinating with the builders, then decorating and furnishing to enable us to take the photographs to put up on the website before our market started looking for their summer holidays.

Is the business as seasonal as you expected it to be ?

We had hoped that it would be “all seasons”. We are prepared for this with heating in the gite etc, but we don’t seem to attract customers who wish to holiday during the winter. They obviously don’t appreciate how crisp and wonderful it is out here during the winter.

What advice would you give to anyone hoping to do the same ?

Advice 1: Make friends with as many people as you can both French and English in the area. Don’t worry; most people are keen to talk to you. They will be your lifeline when you need advice or assistance.

Advice 2: Don’t underestimate your budget, in fact, you should think what you need to spend – then double it!

What is your best bit of marketing advice ?

Look at the internet and advertising agencies as though you were a prospective client. If you feel that your holiday gite could be found within its pages then advertise with them.

We feel that some agencies are too large and for example a 2/4 person gite would get lost amongst a brochure full of large homes sleeping 8 persons with pool etc. So ensure that you target to your correct audience.

Purchasing a gite in the Aveyron.

An important consideration is getting into the region. Aveyron is fortunate to have flights into Rodez Airport from London and Dublin and Toulouse and Montpellier airports have a vast range of international flights both at about 1.5hours drive.

Aveyron’s agrcultural heritage allows for what could be said to be a perfect gite complex. This includes the traditional beautiful stone-built farmhouses for the owners on a plot of land with the outbuildings converted into secondary residences for the guests.

This gite complex is currently up and running. Situated in a central location in the Aveyron with good access to the lakes this complex consists of 4 fully equipped gites and 2 bed and breakfast rooms. It also has its separate owner’s property with 3 bedrooms as well as a large barn which has been converted into a communal games room. Complete with its own pool and an 80m2 training room for 499 000euros.

Here is an example of a complex of four up and running prestigious gites and the main farmhouse set upon 7 hectares of land with two swimming pools. The current owner is retiring and therefore selling the entire business and property and all the furniture too. It also has an exceptional view on the countryside and the valley, perfect for relaxation. This luxury gite is on the market at 675 000euros. The income figures iare available for those interested.

For those searching for a property yet to be converted into a gite there are two fantastic properties here both of which would make great gites. This property consists of a main house with 3 bedrooms and a farmhouse to restore and a beautiful, well-kept garden. Although in the countryside it is within walking distance from a lively market town. Priced at 290 000 euro including agency fees.

For something a little different how about converting this secluded watermill into a gite.
There are 3 buildings in total all of which are in excellent condition and water and electricity are connected for a mere 230 000euros.

Niche Markets and the future for gites

The market has certainly become more competitive however there is certainly a future for gites in this part of France. However potential and current gite owners must now « think outside the box » to provide something different from what all is already offered. The most recent property hunter I have talked to is looking to set up a « Yoga Retreat » hosting 10 guests at a time with a large yoga studio, an organic vegetable plot and large kitchen for communal dinners. Hanneke and Tony Herbert (who live in Mur de Barrez) new exactly what they wanted to create from the word go. They purchased a property here in the Aveyron and whilst living in their farmhouse they took on huge renovations to convert their large barn into a stunning 5-star rural gite. The results are outstanding although it can be a long and tough process. There are also gites catered towards sports enthusiasts and seminars.

Holiday makers are becoming more demanding and what with the choice available now you need to stand out and get the property out there. If the formula is right, the marketing is creative then the holiday makers will hopefully find you and your gite and be back for more.

Nav Vilain
Selection Habitat
+33 (0) 5 65 70 10 49
nav@selectionhabitat.com
www.selectionhabitat.com