13 bed villa for sale

Douzens, Aude, Occitanie

Set among the vineyards of the Aude, close to Carcassonne and the Canal du Midi, this remarkable former wine estate combines a private family home with four independent gîtes, a large swimming pool, approximately 1.6 hectares of vines and an extraordinary collection of former agricultural and wine-making buildings.

With 13 principal bedrooms across the main residence and guest accommodation, the property is already operated as a seasonal holiday rental business, with a particular focus on exclusive group stays of up to 20 guests. Its scale, layout and extensive outbuildings also offer exciting possibilities for buyers looking to develop a tourism, retreat or hospitality project, subject to any necessary permissions.

The domaine extends over approximately 2.14 hectares and offers an unusual degree of separation between private and guest life.
The main house


The private residence provides approximately 167 m2 of accommodation and is arranged over two levels.

The living areas include a spacious lounge, a generous kitchen/dining room, an office/cloakroom and a separate WC. The sleeping accommodation comprises three independently accessed bedrooms plus an additional connecting room currently used as a fourth bedroom, offering flexibility as a child's room, dressing room, office or private sitting room. There are two bathrooms.

An important advantage for anyone intending to continue the letting activity is the house's private terrace, situated directly outside the residence and screened from the guest areas. The owners can therefore enjoy their own outdoor living space while guests occupy the gîtes and communal grounds.

As regards heating, the main house is equipped with a wood-burning stove, supplemented by an electric radiator in the bathroom.

Four independent gîtes

The guest accommodation is distributed across four individual properties, allowing the estate to accommodate families and larger groups while retaining separate living spaces.

Minervois – approx. 90 m2
A three-bedroom gîte with one bedroom on the lower level and two upstairs. The ground floor includes an open-plan kitchen, dining and living area, while upstairs there is a bathroom and separate WC.

Corbières – approx. 75 m2
This two-bedroom gîte has an open-plan kitchen, dining and living area downstairs. Upstairs are two bedrooms, a shower room and separate WC.

Alaric – approx. 120 m2
A particularly spacious two-bedroom gîte. The ground floor provides a kitchen/dining room and separate lounge, while the upper floor has two bedrooms, each with its own bathroom/shower facilities.

Fitou – approx. 100 m2
Offering three bedrooms, Fitou includes an open-plan kitchen, dining and living area, a principal bedroom with shower facilities, an additional family bathroom and separate WC.

Three of the four gîtes – Minervois, Corbière and Fitou – also have wood-burning stoves, but the gîtes do not have a central or comprehensive heating system and are currently operated primarily on a seasonal basis. Alaric has no heating. The dpe energy assessment applies to the main house only.
An established group holiday business


Rather than concentrating solely on individual cottage rentals, the owners have successfully developed the domaine for exclusive group holidays for up to approximately 20 people.

Their current season runs from around mid-May to mid-October, leaving scope for a future owner to consider extending the operating period if appropriate improvements are made.

The property has also hosted a large private family wedding, demonstrating the potential of the setting for events. Any future commercial event activity would, of course, be subject to the relevant permissions and requirements.
The former wine cave and outbuildings


One of the most striking features of the domaine is its vast former wine cave, extending to approximately 400 m2.

This is far more than ordinary storage space. Behind the imposing stone façade and arched entrance lies an extraordinary historic volume with soaring roof timbers, exposed stonework and a succession of monumental stone arches. Currently used predominantly for storage, it offers a spectacular reminder of the domaine's wine-making past and considerable potential for future projects, subject to planning and other necessary permissions.

The estate also includes an extensive range of additional buildings:

- an approximately 100 m2 games barn with kitchen;
- an approximately 120 m2 enclosed two-level barn, currently providing garage and storage space;
- a former lavoir used as a laundry/utility area;
- an approximately 100 m2 ruin with renovation potential;
- an approximately 100 m2 open barn used for vehicle parking;
- further storage buildings and annexes;
- an open hangar with a full-size pétanque court and built-in brick barbecues.

Together, these buildings provide a remarkable amount of practical space as well as possibilities for workshops, storage, leisure or future development, subject to the appropriate authorisations.

Pool, walled garden and grounds

The domaine sits on five cadastral parcels totalling approximately 21,429 m2.

A large walled garden provides the principal guest leisure area, centred around an impressive 14 x 6 metre chlorine swimming pool. Lawn, mature surroundings and the substantial old well create an attractive setting for long summer days and group gatherings.

Elsewhere, courtyards and the arrangement of the various buildings give the property the atmosphere of a small private hamlet.
The vineyard


Approximately 1.6 hectares of vines, predominantly Grenache, maintain the property's connection with its wine-growing heritage.

The vines are currently maintained and harvested by a local vigneron under a private arrangement with the owners. Recent harvests have averaged approximately 2,500 kg of grapes annually, although yields have been declining. In return for the maintenance and harvest, the owners receive an agreed quantity of wine.

This private arrangement would need to be renegotiated between the vigneron and a future owner.
A domaine with centuries of history


The history of the domaine extends well beyond its present use as a holiday domaine.

The oldest group of buildings is already shown on an 18th-century Cassini map. A building expert consulted by the owners believes that, although the foundations may be older, the present buildings were probably reconstructed using earlier materials during the late 18th or early 19th century.

The result today is an atmospheric collection of stone buildings in which the agricultural and wine-producing history of the property remains immediately visible.
Location


The domaine enjoys a peaceful rural setting near Douzens, surrounded by the landscapes and vineyards of the Aude, yet remains well positioned for exploring some of southern France's best-known destinations.

The medieval city of Carcassonne, the Canal du Midi, the Minervois wine villages and the Montagne d'Alaric are all within easy reach, while Mediterranean beaches can be reached for day trips.

Carcassonne and its airport provide convenient connections, and access to the A61 places both Toulouse and the Mediterranean corridor within reach.

A home, A business and A project

This domaine offers something increasingly difficult to find: A substantial private home combined with four existing guest properties, more than two hectares of land, a vineyard, a large pool and an exceptional quantity of character-filled ancillary space.

It could continue as an established group holiday destination, become a large multigenerational family estate, or provide the foundation for a more ambitious tourism, retreat or hospitality project.

For buyers looking for a gîte business near Carcassonne, a historic wine estate in the South of France or a character property with substantial outbuildings and development potential, this property deserves serious consideration.