Le Mas d'Azil

Exceptional Property with Agro-Tourism Potential on 32ha - Le Mas d’Azil

🌿 Potential Property Names

• Moss Mountain
• Mont Mousse
• Mosswoods
• Mossgrove
• Cap D’Mousse
• Mosscap
• Mosscrag
• Moss Meadow
• Moss Peak
• Mosserie

Link to Property

📌 Location/Transport

🏷 Price

• €649,000
• €20,281/ha

✈️ Closest Airports

• Toulouse (1 hr)
• Carcassone (1.5 hr)

🚉 Train Station

• Pamier
• Foix (30 mins)
• Toulouse

Overview

• Location: Le Mas-d’Azil
• Living Area: 300 m² (3,229 sq ft)
• Land: 32 hectares (79.08 acres)
• Rooms: 8
• Bedrooms: 5
• Heating: Wood heating
• Parking: 1 space
• DPE Rating: G (493)

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General Overview

• Magnificent property with a main dwelling house and renovated annexe.
• Adjoining and non-adjoining outbuildings.
• Set on 32 hectares of heathland, grassland, and woodland.
• Located in a Natura 2000 zone, rich in biodiversity with ancient trees and a natural environment.
• Land is fully fenced for animals (2 wires and wooden posts).

Historical and Scenic Setting

• Dates back to the 17th century (possibly 16th century).
• Steeped in history with hiking trail access to the village of Le Mas d’Azil.
• Offers superb views of exceptional sites including the Pyrenees.
• Situated at 500m elevation with cliff edge views over Mas d’Azil.
• South-facing slopes extending down to Mas d’Azil (~15ha).
• Surrounded by nature with minimal neighbors (only one lady farmer nearby).

Location Highlights

• 5 min drive to Mas d’Azil
• 40 min to Pamiers or Foix (trains)
• 1h 15min to Toulouse airport
• 30 min to St Girons or St Camelle
• 25 min to Montbrun Bocage
• 1h 15min to ski slopes
• 10 min to Forest School Chant’arize
• 1h hike/horse to Lac de Filheit
• 3h to Lac de Mondely
• 20 min hike down/30 min up to Mas d’Azil (accessible entirely on the property)

Natural Features & Ecology

• Multiple water sources on the property
• Rich soil composition with clay and medium-large rocks
• Abundant moss presence indicating:
  • Healthy moisture levels and humidity
  • Balanced ecosystem
  • Natural soil protection
  • Good biodiversity
  • Stable microclimate
• Many saplings with potential for forest development
• Established fruit trees including:
  • Fig
  • Cherry
  • Apple
  • Pear
  • Chestnut
  • Walnuts (potential hardwood source)

Land Features

• Single parcel of land, fully fenced for animals (2 wires and wooden posts).
• In process of conversion to organic farming.
• Authorization for agri-tourism with 6 pitches.
• Established orchards with fruit trees (over 5 years old).
• Vegetable garden replanted with amended topsoil for production.
• Includes a new cheese-processing laboratory meeting standards.
• Located in a Natura 2000 zone, rich in biodiversity with ancient trees.

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🏚️Main House

Key Details

• Living Area: 300 m² (3,229 sq ft)
• Land: 32 hectares (79.08 acres)
• Rooms: 8
• Bedrooms: 5
• Bathroom: 1
• Heating: Wood heating
• Parking: 1 space
• DPE Rating: G (493)

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Ground Floor

• Spacious entrance hall with access to a WC and family bathroom.
• 45m² lounge/library overlooking a walled garden.
• Large garage/workshop and a shed with a dry toilet system.
• 20m² boiler room/saddlery room (former wine shed).
• Two cellar areas.

First Floor

• Large hallway.
• Spacious lounge/dining room with open half-timbered walls between rooms, large fireplace, and access to a 10m² kitchen.
• Study and two bedrooms:
  • One bedroom: 35m².
  • Another bedroom: 50m².

Second Floor

• Attic space with conversion potential (36m² useful area on approx. 76m²).
• One bedroom (16m²) and an office/linen room (6m²).

Architectural Features

• Original features: 🔥 fireplaces, old parquet flooring, wainscoting, cupboard doors, windows, exposed beams, and half-timbering.
• Some walls and ceilings insulated with natural materials (sheep’s wool, cork, hemp).

Modern Additions

• Central heating with a wood-fired boiler for both houses.
• Roof partially redone (~10 years ago) and completed in 2023 with new zinc roofing.
• Updated electrical wiring.
• Greywater treatment system.
• Professional kitchen suitable for food/fermentation production.

Current Limitations & Future Improvements

Main House

• Single bathroom with shower/sink and separate compost toilet
• Single-pane windows (estimated €700/window for replacement)
• Limited insulation
• Uneven historic floors
• Some low doorways
• Currently limited guest capacity
• Potential for expansion in attached unfinished spaces

Outdoor Projects

• Water management and swale implementation needed
• Water source testing required
• Rainwater catchment and filtration system needed
• Pond expansion possible (suggested: temporary pig assistance)
• Partial forest clearing needed for horse fields
• Field expansion on south-facing areas
• Some area leveling required for growing/riding
• Improvement of southern access road needed

Development Potential

• Authorization for 6 additional gîtes in the enchanted moss woodland
• Existing gîte is fully renovated with 2 bedrooms and 2 small rooms
• Multiple barns and outbuildings suitable for conversion
• One large barn below house ideal for:
  • Ground floor workshop
  • Upper floor yoga studio
• Excellent potential for:
  • Mountain biking trails
  • Trail running
  • Horse riding
  • Agro-education
  • Agrotourism

Additional Considerations

• Possible expansion through:
  • Adjacent hay field (rental/purchase potential)
  • Neighboring field owned by elderly resident
• Current owner assets potentially available:
  • Firewood
  • Furniture
  • Tools
  • Tractor
  • Animals (peacocks, hens, goats, 3 horses, 2 donkeys, 5 collies)

Annexe

• 30m² living room/kitchen with wood burner and fitted kitchen.
• Large 24m² bedroom with its own shower room and WC (dry toilet with conversion possible).
• Renovated using environmentally-friendly materials (lime, chestnut flooring, wooden joinery).
• Accessible via a rear terrace, with potential for extension.
• Could be converted into an independent gîte or guest apartment.
• Potential to connect with second floor bedrooms of main house.

Outbuildings

• 30m² goat shed.
• Building in poor condition originally used as a bread oven.
• Adjoining barn (80m² floor surface) suitable for conversion (two levels possible).
• Shed with remaining registration for possible expansion.

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🐎 Horse Info

• Suitable for max 15 based on land there

Energy Peformance

• D Rating
• 192 kWh/m^2.an

Climate Performance

• B Rating
• 6* kgCO_2/m^2.an

Photos