Beautiful Rustic campsite south west France for sale
€415,000
The Basics
Overview
Our Analysis
Priced aggressively low at approximately €15,800 per acre (inclusive of a 3-bedroom house and business assets), this listing signals a high-intensity lifestyle business rather than a passive investment. The primary friction is the existing tenant in the wooden cabin until 2027, which restricts immediate owner-usage or full expansion of the rental inventory for the next three years. Buyers should anticipate significant seasonal labor demands and the regulatory overhead of maintaining 'professional kitchen' and 'modern sanitary' standards in a rural department like the Gers.
Property Records
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Property Records
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Nearby Sales
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Price & Market
Local market context
Avg. price/m²
€1,762
Transactions
291 sales in 2024
Mix
47% houses · 53% apartments
Avg. surface
80 m²
The Property
What the listing leaves out
Energy Performance (DPE)
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The Verdict
Suited for
Less suited for
Financials
What It Costs to Own
Estimated monthly and upfront costs based on your buyer profile
Upfront
~€160,611
Monthly
~€3,027 /mo
Rental potential
Estimate how much you could earn renting this property — as a holiday let, B&B, or separate units.
Location & Daily Life
Location
Midi-Pyrénées, Gers (32)
Living here
What daily life looks like in this area
While the village is walkable for essentials, managing a 25-pitch site requires frequent heavy supply runs to larger towns like Auch or Condom. Peak summer months will be dominated by guest management and site maintenance.
Nearby services
Soil & gardening
Coverage shown for the commune. Add the exact address to check the actual building.
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Likely topsoil: Clay loam. Topsoil pH ~7.4, organic carbon 61 g/kg.
Soil can vary significantly within 100 m. For vegetable growing, a local soil test (pH, organic matter, NPK, and heavy metals if the site borders a road or former vineyard or orchard) typically costs €50 to €150 at a French agronomy lab such as Auréa, LCA, or SADEF. We recommend one before planting edibles.
Source: SoilGrids v2 (ISRIC) — 0-5 cm topsoil model, ~250 m grid
Good to know
Risks & Compliance
Environmental risks
Risks shown for the commune area. Add the exact address for parcel-level confirmation.
Source: Géorisques, Min. Transition Écologique · View official report
Safety & crime
Interpreted from official police & gendarmerie records
In a nutshell
Urban zone
Zone U — UAa
Generally buildable in principle
Renovation constraint
Protected perimeter
ABF approval may be needed
Nearby development
No AU zones nearby
No expansion zone found within ~800m
What this means
Building or extension
Likely possible, subject to local PLU rules
Exterior renovation
Needs attention, visible changes may require ABF approval
Surrounding development
No AU development zone found nearby
Planning layers found
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Applies to parcel
Main zone
Zone U · UAa · Urban
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Applies to parcel
Protected perimeter of Halle aux Grains
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Context
Reserved land
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Verify
Other local planning layer recorded
Secteur Comportant Des Orientations D'AmÉNagement Et De Programmation
Renovation constraint
A protected monument perimeter (Halle aux Grains) exists in this commune. Confirm whether this specific parcel sits inside it. If it does, visible exterior changes (windows, roof, facade materials) need approval from the Architecte des Bâtiments de France (ABF), typically adding 2 to 6 months. Verify with the mairie.
Legal considerations
Next Steps
Questions to ask
- Is the sale structured as a handover of the 'SARL' (company) or a direct asset sale of the property?
- Can you provide a breakdown of the last 3 years of turnover (Chiffre d'Affaires) for the campsite and bar?
- What are the specific conditions of the cabin lease ending in 2027—can the tenant be bought out early?
Documents to request
- Dossier de Diagnostics Techniques (DDT) including the DPE for the house
- Copie de la Licence d'Exploitation (Campsite License)
- Bail Commercial or Bail Civil for the 2-bedroom cabin tenant
This report is generated from listing data and regional knowledge. It is not a substitute for a professional survey, legal review, or in-person visit.
Characteristics
Details
- Status
- Excellent
- Category detail
- B&B-Gites-Camping
Special features
- Double glazing
- Private Terrace
- Gardens
- Workshop
- Barn
- Dishwasher
- Fully equipped kitchen
- Fruit trees