House in Boisse, Dordogne, Aquitaine (Nouvelle-Aquitaine)

36 rooms - 13 Beds - 12 Baths | Floor 800m² | Ext 224,578m²

€1,495,000 (HAI) - £1,290,828**

Ref. : A43979SIJ24 | NEW | EXCLUSIVE

Set in an unspoilt Dordogne setting, this character estate offers a rare combination of charm, scale and income potential. The principal stone residence provides generous living space with three bedrooms and three bathrooms.

The outbuildings have been carefully converted to create eight independent gîtes, including one within a traditional pigeonnier, with a further unit currently in progress. A separate two-bedroom cottage, located on the edge of the property, is included in the sale and will be subject to a usufruct arrangement, with the current owner retaining lifetime occupancy.

The estate is enhanced by a swimming pool enjoying far-reaching views and notable sunsets, established grounds and a range of additional buildings, including a barn with potential for redevelopment (subject to permissions).

The property lends itself to continued operation or considered further development.

Located in the countryside close to Issigeac, this substantial stone-built estate offers an established hospitality business with multiple revenue streams, owner accommodation, expansion potential and additional development possibilities. The property is particularly well suited to the couples retreat and adult holiday market, which has been its historic positioning, and benefits from a peaceful rural setting within easy reach of local amenities, tourism centres and transport links.

All principal buildings are constructed in stone, giving coherence, durability and the character expected of quality southwest France property. The estate combines private residential accommodation, guest units, leisure facilities, workspaces and future opportunities within one holding.

The main owner’s residence is a three-bedroom, three-bathroom house, providing comfortable private accommodation separate from the guest business areas while remaining practical for day-to-day management.

The commercial accommodation comprises eight one-bedroom gîtes, each with its own shower room or bathroom, separate bedroom (except one unit), and private terrace. The gîtes range in size from approximately 31m² to 69m², allowing a mix of standard and premium rental categories. Their layout and privacy make them especially attractive to couples seeking quiet breaks, longer stays and off-season retreats.

Guest facilities include communal outdoor and shared-use areas designed for relaxation and informal social use, supporting repeat custom and group bookings.

A major asset is the heated 14m x 7m chlorine swimming pool, a strong selling point for seasonal rentals and retreat use. Combined with the setting and private terraces, it reinforces the property’s appeal as a calm adult-focused holiday destination.

Operational buildings include:
• 83m² workshop
• Dedicated storage areas for gîte supplies, linen and maintenance equipment
• Additional communal areas for guests
• A further half-finished gîte offering scope to create additional rentable accommodation, staff housing or premium suite space (subject to completion and permissions where required)

There is also a separate two-bedroom stone cottage. This cottage is to be retained under usufruit. In French law, usufruit means a third party keeps the legal right to use and occupy the property, or receive income from it, for a defined period or for life, while the buyer acquires the underlying ownership interest (known as nue-propriété). Exact terms would need to be confirmed legally, but purchasers should understand that this cottage would not be immediately available for their unrestricted use.

Any purchaser will be required to honour all existing bookings, together with any future bookings confirmed for the 2026 season, under the terms in place at the time of sale.

An additional derelict barn may represent a buildable plot, subject to planning and other permissions. This could provide future opportunities for further accommodation, wellness space, event facilities, resale development or additional owner/staff housing.

The property also benefits from solar panels with an existing feed-in tariff, providing supplementary income and helping reduce running costs.

From a business perspective, there is clear scope to develop further through:
• Completion of the additional gîte
• Higher-end couples retreat marketing
• Wellness / yoga / creative retreats
• Extended shoulder-season occupancy
• Boutique event use such as intimate weddings or exclusive hire
• Premium long-stay rentals

Its proximity to Issigeac and Bergerac is advantageous, with access to shops, restaurants, services and tourism attractions, while the wider southwest France region remains highly attractive to French, British, Dutch, Belgian and other international visitors.

In summary, this is a substantial stone estate offering:
• 3 bed / 3 bath owner’s house
• 8 established one-bedroom gîtes
• Additional unfinished gîte
• Separate 2-bed cottage under usufruit arrangement
• Heated 14m x 7m pool
• Workshop and storage buildings
• Solar income stream
• Possible buildable barn plot (subject to permissions)
• Strong established niche as a couples retreat business
• Further commercial upside

A practical income-generating property with character, scale and genuine development potential.
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Information about risks to which this property is exposed is available on the Géorisques website : https://www.georisques.gouv.fr

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