€530,000£447,000 · agency fees included
- 280 m² across the farmhouse and 3-bed en-suite annex
- Private 10,000 m² lake and parkland, 3.8 ha in all
- Pool, garage, cellar, solar panels, fibre
- Energy class C, emissions class A
Thénac · Dordogne · 25 min from Bergerac airport
A medieval hamlet in the Dordogne, for sale in two parts or whole.
A 13th-century stone farmhouse with a gîte annex, a private fishing lake and a pool. Next door, a 16th-century stone cottage with its own pool. 15 minutes from Eymet, 30 from Bergerac.
Right now in Thénac —
London —
Sunset today —
€1 = £0.84 (indicative)
Three ways to buy
One hamlet, two houses, three options.
Both homes sit in the same quiet hamlet on the edge of Thénac village. Buy either on its own, or take the whole hamlet in one purchase at a lower combined price.
€286,500£242,000 · seller pays agency fees
- 124 m², 4 bedrooms, 3 bathrooms
- Private pool in a walled garden with arches
- Covered terrace, Girondin tiles, oak beams, fibre
- Ready to move into or rent out
€773,800£653,000 · save €42,700 against buying separately
- Three stone buildings, 399 m² habitable, 11 bedrooms
- Two pools, the lake, 3.85 ha of land
- Live in one house, let the others as gîtes
- Room for three generations, or a retreat business
Not ready to fly out yet?
Leave your email and we'll send a video walk-through of the house you choose, with the floor plans and running costs.
Hamlet for sale in France
Two houses, a gîte, two pools and a fishing lake, side by side.
Buy both and you own most of a small Dordogne hamlet: a 13th-century farmhouse, its three-bedroom gîte annex and a 16th-century cottage, on about 3.85 hectares with a private lake. Together they cost €42,700 less than buying the parts separately.
Farmhouse with fishing lake
13th-century farmhouse with gîte annex, pool and lake
8 bedrooms · 6 bathrooms · 280 m² · 3.8 ha
€530,000£447,000 · agency fees included
See the farmhouse and lake →
Stone cottage with pool
16th-century cottage with private pool and walled garden
4 bedrooms · 3 bathrooms · 124 m² · near Eymet
€286,500£242,000 · seller pays agency fees
See the cottage →11
Bedrooms
9
Bathrooms
399 m²
Living space
3.85 ha
Land
2
Pools
1
Fishing lake
A ready-made gîte business
Property with gîtes for sale in France usually means one house and a barn still to convert. Here the lettable space is finished: the annex sleeps six in three en-suite bedrooms, and the cottage sleeps eight with its own pool. Live in the farmhouse and let the other two, or run a small retreat a mile from Plum Village.
Room for more than one household
Three separate front doors mean grandparents, grown-up children or friends can share the place without sharing a kitchen. The two pools and the lake are a couple of minutes' walk apart, and each house is also for sale on its own if you'd rather start with one.
How the hamlet fits together
Three stone buildings, two pools and a lake on 3.85 hectares.
Buildings come from the French land registry and the rest from aerial photography. The dashed boundaries are estimates, not the official limits. Choose an option to see what it includes, or switch to the aerial photo.
Buildings from the cadastre (DGFiP / Etalab). Aerial photo © IGN. Dashed boundaries are estimates; the official parcel plan is available on request.
Which option suits you?
Three quick questions, then a side-by-side comparison.
| Feature | Farmhouse, annex and lake | Cottage with pool | The whole hamlet |
|---|---|---|---|
| Price | €530,000 | €286,500 | €773,800 |
| In pounds | £447,000 | £242,000 | £653,000 |
| Agency fees | Included | Paid by seller | Included |
| Buildings | Farmhouse + annex | Cottage | All three |
| Bedrooms | 7 to 8 | 4 | 11 |
| Bathrooms | 6 | 3 | 9 |
| Living space | 280 m² | 124 m² | 399 m² |
| Land | 3.8 ha | 640 m² | 3.85 ha |
| Pools | 1 | 1 | 2 |
| Private lake | Yes | No | Yes |
| Lettable unit | Annex, 3 en suites | Whole house | Annex + cottage |
| Energy class | C | D | C and D |
| Energy cost / year | €2,830 – 3,890 | €1,370 – 1,930 | €4,200 – 5,820 |
Letting income
What could the gîte and the cottage earn?
Set your own weeks and rates for the annex, the cottage, or both.
Your assumptions
These are your assumptions, not a forecast. Gross figures are before French income tax and social charges on furnished lets; costs cover cleaning, changeovers, booking fees, laundry and utilities. Take advice from an accountant who knows French rentals.
What's around you
A map of the neighbourhood, drawn from the real roads.
Every pin is a real place within easy reach of the hamlet. Tap one for the story and an approximate drive time. Switch to "Day trips" to see how close Bordeaux, Saint-Émilion and the Atlantic are.
Pinch with two fingers to zoom
Roads and rivers from OpenStreetMap contributors (ODbL) and Natural Earth. Drive times are estimates from straight-line distance. The house marker shows the hamlet's real position.
Your week here
There is a market somewhere nearby almost every day.
Bastide-town markets are the rhythm of life in this corner of the Dordogne. Here is how a week looks from the hamlet.
Monday
The lakeFish, walk the paths, swim in the pool
Tuesday
BergeracTown market, 30 min (confirm locally)
Wednesday
BergeracCovered market and old town, 30 min. Am Mây épicerie opens 16:30
Thursday
EymetThe big bastide market, 15 min. Night market in July and August
Friday
SigoulèsVillage market and the wine co-op, 8 min
Saturday
Sainte-Foy-la-GrandeOne of the region's best, 25 min. Am Mây open 10 to 12
Sunday
IssigeacMedieval village market, 30 min. Go before 11
Getting here
Bergerac airport is 25 minutes from the gate.
Direct flights from across the UK in the summer season, with Bordeaux (1 h 15 by car) as the year-round alternative. Flight time from London is about 1 h 40.
| From | Airline | Frequency | Season |
|---|---|---|---|
| London Stansted | Ryanair | Daily | Mar – Oct |
| London City | BA CityFlyer | Up to 5 × weekly | Summer |
| Bristol | Ryanair | 3 × weekly | Summer |
| Liverpool | Ryanair | 2 × weekly | Summer |
| Edinburgh | Ryanair | 2 × weekly | Summer |
| East Midlands | Ryanair | Weekly | Summer |
| Bournemouth | Ryanair | Weekly | Summer |
| Leeds Bradford | Jet2 | Weekly | Summer |
| Manchester, Birmingham | Jet2 | Announced | From 2027 |
Bergerac Dordogne Périgord airport (EGC), from published 2026 schedules. Check the airlines for current timetables. Bordeaux-Mérignac has year-round services from Gatwick, Heathrow, Manchester, Edinburgh and more.
Other ways in
By car from the UK
- Calais to Thénac about 8 h 30 via Paris and Bordeaux, or split with a night in the Loire
- Brittany Ferries to Caen or Saint-Malo cuts the drive to about 6 h
By train
- Eurostar + TGV London to Bordeaux in about 6 h with one change in Paris
- Bordeaux to Bergerac regional train, about 1 h 15; the hamlet is 30 min from Bergerac station
Sunshine, compared
Plan a viewing trip
Pick your dates and airport. We'll check the route and draft a long weekend around the viewings and the local markets.
What your money does here
Sell a house in Britain, buy a hamlet in France.
Type in what your UK home might sell for and pick an option. The calculator uses today's exchange rate and the French notaire fees a buyer pays on an older property.
Buy
Notaire fees (mostly state transfer tax) on an older property come to roughly 7 to 8% of the price; we use 7.5%. The farmhouse and estate prices already include the agency's commission; the cottage's agency fee is paid by the seller.
Price in euros€530,000
Price in pounds at €1 = £0.84£447,000
Notaire fees, about 7.5%£33,500
Total to budget£480,500
You would have about £69,500 left over.
Running costs, per the energy certificates: farmhouse about €2,830 to €3,890 a year, cottage about €1,370 to €1,930. Local property tax (taxe foncière) figures are available on request. There is no council tax on a main home in France since 2023.
Buying in France, step by step
Simpler than you think, and the notaire does most of it.
British and other non-EU buyers can purchase freely in France. A sale typically completes in three to four months from an accepted offer.
Visit, or take a video tour
Fly to Bergerac for a long weekend, or ask for a live walk-through on WhatsApp and a drone flyover of the lake.
Make an offer
A written offre d'achat. Once accepted, the property is yours to complete on.
Sign the compromis
The preliminary contract, usually within two to three weeks. You then get a ten-day cooling-off period that only the buyer can use.
Pay the deposit
Typically 5 to 10%, held safely by the notaire, not the seller.
Searches and surveys
The notaire runs the legal checks. Lead, asbestos, termite, energy and septic reports are already provided by the seller.
Complete and collect the keys
Sign the acte authentique at the notaire's office, in person or by power of attorney from the UK.
Questions people ask
The practical bits.
Can I buy as a British citizen after Brexit?
Yes. There are no restrictions on non-EU nationals buying property in France. If you plan to live here more than 90 days in any 180, you apply for a long-stay visa (the visitor visa for retirees and remote workers is the usual route); many owners simply use it as a second home within the 90-day limit.
What does it cost to buy a house in France?
Budget about 7 to 8% of the price for notaire fees on an older property, most of which is state transfer tax. The farmhouse and whole-hamlet prices already include the agency's commission, and the cottage's agency fee is paid by the seller. The calculator above shows the total in pounds.
How is letting income taxed if I live in the UK?
Income from letting a French property is taxed in France first. You also declare it in the UK, where the UK–France tax treaty gives credit for the French tax already paid, so the same income isn't taxed twice. The rules for furnished holiday lets change often, so take advice from an accountant who works with both countries.
Is the lake good for fishing?
It is a private lake of roughly a hectare with its grounds, ringed by trees with a mown path around it, a short walk below the farmhouse. Ask Sandra about the fish stock, the depth and the water supply. Carp anglers are very welcome to come and see it.
Is the internet good enough to work from home?
Both houses are connected to fibre-optic broadband. Mobile coverage in the hamlet is good; you can test it on a viewing.
Who else lives around here?
Thénac is a working village of about 450 people with a strong community: an association-run organic grocery, Plum Village monastery on its doorstep, and a mix of French, British, Dutch and other families. Eymet, ten kilometres away, is known for its large English-speaking community, while staying unmistakably a French bastide town.
Could the annex and cottage earn income as gîtes?
Yes. The annex has three en-suite bedrooms and its own reception rooms and kitchen; the cottage is a complete four-bedroom house with a pool. Both suit holiday lets, and the farmhouse listing specifically notes income potential. Taking the whole hamlet gives you a home plus two lettable units, a lake and two pools.
What about heating and running costs?
The farmhouse runs on a heat pump, wood-burning stoves and solar panels, with air-conditioning for summer, and carries an energy class C, which is unusual for a 13th-century building. The cottage is class D with wood stoves and two air-conditioning units. Both are double glazed and on fibre. Drainage is by septic tank, which is normal for rural France.
Are there any flood or natural risks?
The state publishes risk information for every French address at georisques.gouv.fr, and the seller provides the official risk statement with the contract. The farmhouse sits above its lake on sloping land; ask for the document on enquiry.
Healthcare and schools?
Doctors, a pharmacy and dentists are in Sigoulès and Eymet; Bergerac has the hospital (30 min). Primary schools are in the surrounding villages, with collèges in Eymet and Sigoulès and lycées in Bergerac. Residents join the French health system after three months; many British owners also keep UK cover for the 90-day pattern.
Arrange a viewing
Come and see the lake.
Tell us which house interests you and when you could visit. We reply within a day, and we can send a video walk-through first if you prefer.
Talk to Sandra, the owner
Phone and WhatsApp
+44 7925 366551