Stunning Provençal Villa 280m² + Independent Gîte | Heated Pool | 5,000m² Park | 15 Min Carcassonne Airport

Property Description

Summary
Nestled in the heart of Occitania, on the heights of
Montolieu — the famous Village of Books and Arts —
this exceptional Provençal estate offers a rare
combination of elegance, comfort and immediate
investment potential.

The main villa (280m²) has been fully renovated with
charm and attention to detail. It features spacious
living areas, a stunning stone fireplace lounge, a
fully equipped kitchen, 4 bedrooms including two master
suites, two luxurious bathrooms (LED mirror, spa bath,
Italian shower), a home office with fibre internet —
perfect for remote working — and generous storage
throughout.

The independent gîte (87m²), fully renovated in 2017,
sleeps 8 and generates established rental income via
Airbnb, Abritel and Gîtes.fr. It features an open-plan
kitchen/living area, 3 bedrooms, a mezzanine with 4
beds, and a 130m² private terrace.

Set within a magnificent 5,100m² fully enclosed park
with century-old oak trees, palm trees, olive trees and
cherry trees, the property also includes a private
heated pool (11x5m) with poolhouse, summer bar and
kitchen, a pétanque court, and 100m² of south-facing
terraces.

Just 15 minutes from Carcassonne international airport,
1 hour from Mediterranean beaches and 1 hour from the
Pyrenees ski resorts — this is the ultimate French
lifestyle property with immediate rental income.

IMPORTANT: The entire property is offered for sale
as a whole only — 800,000€ — No agency fees.
Domain name lesoleildemontolieu.fr included in the sale.

Location
Montolieu (11170) — Aude, Occitania, South of France

Montolieu is a world-famous "Village of Books and Arts",
perched on a hilltop in the heart of the Black Mountain
Natural Park, offering breathtaking views and an
exceptional quality of life.

THE PROPERTY IS IDEALLY LOCATED:
✦ 15 min — Carcassonne international airport
(Flights to/from Paris & European destinations)
✦ 15 min — Carcassonne city centre & UNESCO
World Heritage Citadel
✦ 1 hour — Mediterranean beaches
(Narbonne, Gruissan, Sète)
✦ 1 hour — Pyrenees mountains & ski resorts
✦ 5 min — Canal du Midi (UNESCO World Heritage)
✦ 30 min — Beziers & its international airport
✦ 2 hours — Toulouse-Blagnac international airport
✦ 2 hours — Barcelona (Spain)

LOCAL AMENITIES — Village of Montolieu:
✦ All shops, bakery, restaurants & cafés
✦ School bus stop at the village
✦ Medical facilities nearby
✦ Bookshops, art galleries & cultural events year-round

NATURAL ENVIRONMENT:
✦ Perched on a hill — no overlooking neighbours
✦ Absolute peace & quiet — birdsong & nature
✦ Mild Mediterranean climate — 300 days of sunshine
✦ Surrounded by vineyards, lavender & garrigue

Access
AIRPORTS:
✦ Carcassonne Airport (CCF) — 15 min drive
Direct flights to/from London Stansted, Dublin,
Brussels, Rotterdam & other European destinations
✦ Beziers Cap d'Agde Airport (BZR) — 45 min drive
✦ Toulouse-Blagnac Airport (TLS) — 1h15 drive
Major international hub — worldwide connections
✦ Montpellier Airport (MPL) — 1h30 drive
✦ Barcelona El Prat Airport (BCN) — 2h drive

MOTORWAYS & ROADS:
✦ A61 motorway (Toulouse—Narbonne) — 10 min drive
Direct access to Spain, Atlantic & Mediterranean
✦ A9 motorway — French Riviera connections
✦ Easy access to all local villages

TRAIN STATIONS:
✦ Carcassonne station — 15 min drive
Direct TGV to Paris (4h30)
Regular services to Toulouse, Montpellier, Barcelona
✦ Mazamet station — 20 min drive

FERRY PORTS:
✦ Sète ferry port — 1h drive
Regular crossings to Morocco & Algeria
✦ Barcelona ferry port — 2h drive
Connections to Mallorca, Ibiza & Italy

LOCAL TRANSPORT:
✦ School bus service in the village
✦ Regular bus connections to Carcassonne
✦ Taxi services available locally

ROAD DISTANCES:
✦ Carcassonne — 15 km
✦ Toulouse — 95 km
✦ Montpellier — 120 km
✦ Barcelona — 200 km
✦ Paris — 750 km (4h30 by TGV)

Interior
MAIN VILLA — 280m² — Fully Renovated

GROUND FLOOR:
✦ Entrance hall with fitted cupboard
✦ Spacious lounge & dining room — 45m²
Stunning stone fireplace | High ceilings |
Air conditioning | Ceiling fans
✦ Fully fitted & equipped separate kitchen — 19m²
Pantry/cellar | Modern appliances
✦ Billiard room — 14m²
✦ Laundry room — 20m²
✦ Garage — 26m²

MASTER SUITE (Ground Floor):
✦ Master bedroom (King size) — 13m²
✦ Luxury bathroom — 9m²
Italian walk-in shower | Spa bath |
Double basin | LED connected mirror
✦ Dressing room/beauty corner — 11m²
✦ Home office with fibre internet — 12m²
Perfect for remote working
✦ Separate WC

FIRST FLOOR:
✦ Living room/lounge — 25m²
✦ Master bedroom with en-suite bathroom — 15m²
Bathtub | Double basin
✦ Bedroom 2 — 17m²
✦ Bedroom 3 — 15m²
✦ Separate WC
✦ 2 convertible attic rooms — 17m² each

GENERAL FEATURES:
✦ Fibre optic internet throughout
✦ Intercom & automatic gate
✦ Night lighting throughout
✦ Remote controlled lighting
✦ Connected speakers
✦ Ample storage throughout
✦ South-facing — exceptional natural light

---

INDEPENDENT GÎTE — 87m² — Fully Renovated 2017
Currently operating & generating rental income

✦ Open-plan kitchen/living/dining room — 39m²
Fully fitted & equipped
✦ Master bedroom with dressing & Italian shower — 17m²
✦ Bedroom — 11m²
✦ Bathroom — 8m²
Bathtub | Italian shower | Double basin
✦ Mezzanine — 4 sleeping spaces — 19m²
Unique spiral staircase design
✦ Laundry room — 2m²
✦ Separate WC
✦ Private terrace — 130m²

SHARED ACCESS — PRIVATE LIVING SPACES:
✦ Shared elegant entrance gate & driveway
(Automatic gate | Intercom | Night lighting)
✦ Each property has its own private access,
living space & dedicated parking
✦ Complete privacy between owner & guests
✦ Perfect for owner-managed rentals —
on-site presence ensures quality & maximises income
✦ No external property management needed —
significant cost saving

RENTAL PLATFORMS — Already established:
✦ Airbnb | Abritel | Gîtes.fr
✦ Website: lesoleildemontolieu.fr
(Domain name included in the sale)
✦ Capacity: 8 people
✦ Established clientele & excellent reviews

TOTAL LIVING SPACE:
✦ Main villa: 280m²
✦ Independent gîte: 87m²
✦ TOTAL: 367m² of living space

Exterior
THE GROUNDS — 5,100m² Fully Enclosed Private Park

AN EXCEPTIONAL PARK:
✦ Fully enclosed & secure — absolute privacy
✦ No overlooking neighbours whatsoever
✦ Automatic gate & intercom entry system
✦ Night lighting throughout the grounds
✦ Ancient century-old holm oak trees
✦ Palm trees, olive trees, pine trees
✦ Cherry trees, lilac trees & summer truffles
✦ Flowering laurel hedges, boxwood & rose bushes
✦ Parking for multiple vehicles

POOL AREA — Resort Style:
✦ Heated swimming pool — 11m x 5m
Secure & illuminated | Remote controlled lighting
✦ Poolhouse & bar
Provençal décor | Evening ambiance
✦ Summer kitchen — fully equipped
✦ Pool terrace — premium stone paving
✦ Sun loungers area
✦ Ornamental statue & garden features
✦ Flowered pathway leading to pool
Lined with pink & white oleanders

TERRACES:
✦ Total terraces: 100m²
50m² covered | 50m² open-air
✦ South-facing — sunshine all day long
✦ Covered terrace with stone arches &
exposed wooden beams — Provençal style
✦ Outdoor dining area
✦ Lounge area with blue indigo sofas
✦ Teak garden furniture set

LEISURE & ENTERTAINMENT:
✦ Pétanque court — 12m x 4m
Illuminated | Perfect for entertaining
✦ Hammock area under century-old oak trees
✦ Children's play area
✦ Lounge area under ancient oak trees

ADDITIONAL OUTBUILDINGS:
✦ Garage — 26m²
✦ Poolhouse/bar — equipped
✦ Summer kitchen
✦ Independent gîte — 87m²
With private terrace 130m²

GARDEN FEATURES:
✦ Solar garden lighting throughout
✦ Perfectly maintained year-round
✦ Ornamental fountain & decorative features
✦ Seasonal flowers & Mediterranean plants

THE SETTING:
✦ Perched on a hillside — elevated position
✦ Panoramic views over the Black Mountain
✦ Complete peace & tranquility
✦ Birdsong — wildlife — nature
✦ Mediterranean microclimate
✦ 300 days of sunshine per year

Additional Details
LEGAL & ADMINISTRATIVE INFORMATION:
✦ Property type: Individual villa — Freehold
✦ Total land surface: 5,100m²
✦ Main villa habitable surface: 280m²
✦ Independent gîte surface: 87m²
✦ Total habitable surface: 367m²
✦ Fully renovated — no work required
✦ Not in a co-ownership (Hors copropriété)

ENERGY PERFORMANCE CERTIFICATE (DPE):
✦ Energy class: D
✦ 157 kWh/m²/year
✦ CO² emissions: 31 kg/m²/year
✦ Valid DPE certificate — 2026

UTILITIES & EQUIPMENT:
✦ Fibre optic internet — very high speed
✦ Mains electricity — EDF connected
✦ Mains water connected
✦ Automatic gate — remote controlled
✦ Intercom system
✦ Security alarm — installed & operational
✦ Remote controlled exterior lighting
✦ Connected speakers — indoor & outdoor

TAXES & FEES:
✦ No agency fees — direct private sale
✦ Notaire fees applicable
(approximately 7-8% — standard French
purchase costs payable by buyer)
✦ Taxe foncière (land tax) — please enquire
✦ Taxe d'habitation — not applicable
(main residence exemption)

ADDITIONAL FEATURES:
✦ Automatic gate & fully secured perimeter
✦ Indoor & secured parking —
multiple vehicles
✦ Closed garage — 26m²
✦ Night lighting — entire property
✦ Remote controlled pool & garden lighting
✦ Summer truffle harvesting — on the property
✦ Illuminated pétanque court — 12m x 4m
✦ Ornamental fountain & garden features
✦ Seasonal Mediterranean plants & flowers

FURNITURE & EQUIPMENT INCLUDED:
✦ Independent gîte — sold fully furnished
& equipped
(furniture, appliances, bedding, kitchenware
— ready to welcome guests from day one)
✦ Main villa — partially furnished
according to agreement with the buyer
(detailed inventory available on request)
✦ All booking platform accounts included
(Airbnb, Abritel)
✦ Website lesoleildemontolieu.fr included
in the sale

GÎTE BUSINESS DETAILS:
✦ Registered & operational rental business
✦ Complete furniture & equipment included —
ready to generate income immediately
✦ Current owner available for handover period
to ensure smooth business transition
for the new owner

VIEWING ARRANGEMENTS:
✦ Available for viewing by appointment only
✦ Virtual tour available on request
✦ International buyers very welcome —
flexible viewing arrangements
✦ Video call viewing possible for
overseas buyers unable to travel

SALE CONDITIONS — IMPORTANT:
✦ Entire property sold as a whole only
✦ No partial sale — villa & gîte together
✦ Asking price: 800,000€
✦ No agency fees — direct private sale
✦ Languages spoken: French & English
✦ Response guaranteed within 24 hours

NEARBY ATTRACTIONS:
✦ UNESCO Carcassonne Citadel — 15 min
✦ UNESCO Canal du Midi — 5 min
✦ Cathar Castles scenic trail
✦ Montolieu — Village of Books & Arts
✦ Black Mountain Natural Park
✦ Mediterranean beaches — 1 hour
✦ Pyrenees ski resorts — 1 hour
✦ Toulouse — 1h15
✦ Barcelona — 2 hours

Revenue Generation
ESTABLISHED RENTAL INCOME — Independent Gîte 87m²

This exceptional estate offers an immediate and proven
rental income opportunity through its fully operational
independent gîte — "Le Soleil de Montolieu" —
already referenced on major booking platforms.

CURRENT RENTAL OPERATION:
✦ Active rental business — income from day one
✦ Capacity: 8 people
(3 bedrooms + mezzanine with 4 beds)
✦ Fully renovated in 2017 — zero work required
✦ Private terrace 130m² — guests' own outdoor space
✦ Shared entrance — completely private living spaces
✦ On-site owner management:
- Personal welcome for guests
- Quality control guaranteed
- Zero external management fees
- Excellent guest reviews

ESTABLISHED BOOKING PLATFORMS:
✦ Airbnb — active listing with established reviews
✦ Abritel/VRBO — active listing
✦ Gîtes.fr — officially referenced & approved
✦ Own website: lesoleildemontolieu.fr
(Domain name included in the sale)
✦ Loyal & returning clientele already in place

RENTAL POTENTIAL:
✦ Extended season — mild Mediterranean climate
Up to 8 months per year
✦ Premium location for tourism:
- UNESCO Carcassonne Citadel — 15 min
- Canal du Midi UNESCO — 5 min
- Cathar Castles scenic trail
- Montolieu — Village of Books & Arts
- Mediterranean beaches — 1 hour
- Pyrenees ski resorts — 1 hour
✦ High demand area — Cathar Country & Occitania
✦ Premium pricing potential —
luxury gîte positioning
✦ Summer truffle harvesting on the property —
unique guest experience

ADDITIONAL INCOME OPPORTUNITIES:
✦ Bed & Breakfast — main villa
(Subject to relevant local permits)
✦ Event hosting:
Weddings | Seminars | Private retreats
(Exceptional setting | Pool | 5,100m² grounds)
✦ Yoga & wellness retreats —
rapidly growing market
✦ Photography & filming location —
stunning Provençal setting
✦ Remote working retreat packages —
fibre internet | peaceful setting

BUYER INVESTMENT HIGHLIGHTS:
✦ Rental income starts immediately —
no setup required
✦ All platforms active & operational
✦ Established online reputation included
✦ Live in the villa — rent the gîte —
lifestyle & income combined
✦ No external management costs —
on-site presence is a major advantage
✦ Significant tourism growth in the region

SALE CONDITIONS — IMPORTANT:
✦ Entire property sold as a whole only
✦ Total price: 800,000€
✦ No agency fees — direct private sale
✦ Domain name lesoleildemontolieu.fr
included in the sale