A three bed off-plan villa within a working vineyard for sale at Château Capitoul near Narbonne

Chateau Capitoul - Villa 33

Avenue de Gruissan, Narbonne, France

3 bed | 3 bath
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Key details

  • Approx size: 157 sq m (1,690 sq ft)
  • Building type: Villa, Resort residence
  • No. floors in building: 2
  • Year built: Est. completion 2020
  • Taxes: Est. €8/m2
  • Property Style: Off plan, Traditional, Furnished
  • Approx plot size: 330 sq m (3,552 sq ft)
  • Ownership: Freehold
  • No. units in building: 44
  • Service Charge: Approx. €65-75/m2 per annum
  • Stamp duty: circa 3%
  • Orientation: Southwest facing


  • Vineyard
  • Mountain views
  • Access to hotel facilities
  • Outdoor pool
  • Winery
  • Equestrian
  • Communal pool
  • Parking
  • Air conditioning
  • Fitted kitchen
  • Fitted bathroom
  • Wooden floors
  • Tennis court
  • Sea views
  • Private garden
  • Concierge
  • Spa & wellness facilities
  • Waterview
  • Investment
  • Communal gym
  • Terrace
  • Fireplace
  • Fully furnished
  • Stone floors
  • Landscaped garden

Property overview

A superbly positioned off-plan frontline villa for sale within Château Capitoul, a luxury boutique residential estate, with unobstructed views over vineyards and the distant Étang de Bages-Sigean (lagoon).

The property is distributed over two floors. To make the most of the topography, access is via the first floor level which includes two spacious bedrooms, both with en suite bathrooms and a large roof terrace of around 36.30 sqm (391 sq ft).

A stairwell leads to the ground/garden level which includes a generously sized open plan living area (kitchen, dining room and sitting room) totalling some 61.50 sqm (662 sq ft), a third bedroom, with en suite shower room and WC, a plant/technical room and a well proportioned covered terrace which faces southwest. 

The property comes with a private garden area and a small pool - included in the price.

Château Capitoul is a magnificent 65 hectare working vineyard estate in the Languedoc-Roussillon region of southern France. Construction is now under way and when complete, the estate will include a total of 44 stylish and fully equipped two to five bedrooms villas and townhouses.

The landscaping and garden design will be by award winning landscape architect James Basson of Scape Design, winner of successive gold medals at the RHS Chelsea Flower Show (2015, 2016).

Located next to a picturesque national park, Château Capitoul is only a short distance to expansive sandy beaches, local villages, golf courses and other amenities.

This very special private residential estate will include:

  • A fully renovated château with 8 hotel suites 
  • 5* services and facilities 
  • A state-of-the-art winery including a striking tasting room
  • Wine shop
  • Gastronomic restaurant 
  • Brasserie
  • Spa with indoor pool and micro-gym
  • Tennis court
  • Large swimming pool 
  • Conference centre


Villa 33, as with all the properties, will be fully managed and owners will also enjoy income from the rental programme as well as complimentary cases of wine from the estate’s annual production. Furthermore, the developer has an excellent track record of delivering successful, first-class resorts.

The property is sold freehold and fully furnished. 

Proven Track Record

This is the third, and possibly best, development by Domaine & Demeure, in partnership with Vignobles Bonfils (Winemakers) - one of the largest and most innovative independent wine companies in France, which specialises in the restoration and transformation of châteaux, wine estates and other character buildings as exceptional real estate projects while retaining their essential purpose and character. Domaine & Demeure prides itself on its ‘one project at a time’ approach, believing that to deliver on the vision and potential for each unique site, the team must be entirely focussed.

Previous projects were:

  • delivered to the promised high quality standards and specifications
  • finished within one month of the target completion dates
  • sold out within a year of launching

Both operating projects now generate good rental returns (sufficient to cover running costs and provide personal use each year); it’s no surprise that there haven’t been many resales to date!

Bespoke Inspection Visits Available

Seeing the developer’s other operating boutique resorts (Château St Pierre de Serjac and Château Les Carrasses) for yourself is surely the best way to fully appreciate the incredible restoration and transformation they have undergone, especially to demonstrate what you can expect at Château Capitoul, which promises to be the finest of all three resorts. If you would like to arrange to visit the site, then please let us know.

Getting there

Château Capitoul is very accessible, just five minutes from the main coastal highway and within three hours of nine international airports, the closest around thirty minutes away. It’s also just an hour and a half drive to the nearest ski slopes.


Regional info

Château Capitoul is located between Narbonne and Gruissan, just 4km from the golden beaches of the Mediterranean and close to Narbonne, one of the earliest settlements of the Roman empire on the Via Domitia, now a lively market town of 60,000 people, through which runs the Canal du Midi. Narbonne boasts a vibrant social scene, centred around the beautiful 19th century covered market, with its buzzy stands and bars. The picturesque fishing village and leisure port of Gruissan is also nearby.

Chateau Capitoul stands right at the foot of the Massif de la Clape, a national park whose majestic beauty and unique flora and fauna led to its protection as a unique natural heritage site, crisscrossed with walking and biking trails. La Clape AOP is also one of, if not the most, respected AOP (Appellation d’Origine Protégée) in the Languedoc-Rousillon region. The area is one of the driest and sunniest in France with up to 3,000 hours of annual sunshine per year.

Previously overshadowed by its ritzier Riviera neighbours, the Languedoc has recently emerged as a destination for travellers in the know, attracted by the region’s discreet allure - its sensational climate, rich history, cultural gems, beautiful coastline, vibrant fishing villages, rolling vineyards, superb restaurants and unrivalled food and antique markets. 

Populated since at least Medieval times, Château Capitoul has a long history.  A Latin parchment dated 1324 confirms winemaking at the site since the 14th Century.  In the 15th century the Domaine passed into the ownership of Benedictine monks of the cathedral of St Just in Narbonne. Resting in religious hands for a long period, the construction of the current château dates from the late 19th century and was purchased by the Mock family in the 1930s, who developed the modern estate that we know today.


Buyers guide

How Does The Purchase Process work?

The process for buying and selling property of all kinds is very strictly defined by the French Government, with a series of checks and balances designed to ensure a fair and legal transaction takes place. The system protects both buyer and seller, and is one of the safest and most equitable in the world. It is very rare in France for property transactions to go awry, and issues such as title deeds and planning permissions are very strictly controlled and monitored. 

At Château Capitoul, the process for buying your property will proceed as follows:

1. Initial reservation: To reserve a property at Château Capitoul, you first complete a Client Reservation Form (available from your representative) and return it to us. This reservation form contains all the information needed to prepare your reservation contract. 

2. Signature of reservation contract: Upon receipt of the Client Reservation Form, Domaine & Demeure (the developer) will prepare and send you a reservation contract for you to sign. This contract contains the buyer’s and the developer’s details, as well as all the basic details of the property being purchased, including the technical specifications of the property, fixtures and fittings etc.

Once you have signed the reservation contract, you return it to Domaine & Demeure. Once both parties have signed you will receive a copy by registered mail. A seven day “cooling off period” then begins, during which you can cancel your purchase, for any reason. Once this seven day cooling off period has expired, you are legally committed to buying the property. 

Failure to secure finance: The one exception to this commitment is if you fail to secure the required funding for the purchase. In the reservation contract there is a section that you complete regarding your mortgage funding requirements. If you fail to secure the mortgage funding required, as outlined in the contract, then you are free to cancel the contract without penalty. 

Payment of deposit: Upon signing the reservation contract, you pay a deposit of 5% to reserve your property. This deposit is sent to an escrow (holding) bank account, controlled by the Notaire and to which only he has access. The Notaire provides us with proof the deposit has been transferred. However, the developer does not have any access to the deposit until the final signature of the Acte De Vente (deed of sale), and transfer of official title of the property to you (Step 4 below). 

3. Putting your finance in place: Once the reservation contracts have been signed, your next step is to put in place any mortgage financing required to complete your purchase.

4. Signature of Acte de Vente: Once you have put your financing in place, and the developer has satisfied the Notary that all the necessary guarantees, insurance and permissions are in place, the Notary prepares the documents for exchange of deeds and title (the ‘Acte de Vente’).

Signature of the Acte de Vente can take place in person in France, or ‘by proxy’ with a public notary in your home country.  If you choose to sign at home you will sign a proxy form instructing the Notaire to sign the final Acte de Vente on your behalf.  Once you have signed the Acte de Vente, you are the owner of the property. 

At the same time as the signature of the Acte de Vente, you also sign the management contracts, which specify in detailed and legally binding terms the management services to be provided and charges for these services.  

5. Making Stage Payments: The schedule for making payment for the construction/rehabilitation of the property is strictly dictated by French law, with payments being made as each successive stage of the property renovation/construction is completed, and stage completion has been verified and certified by the site architect.

Due to their current state of repair / need for total renovation, the properties at the Château are being sold under the legal status of “Vente en Etat Future d’Achevement” (VEFA). As such, the stage payments are those stipulated by this regime.

At Château Capitoul, stage payments will be due approximately as follows:*

% of total



Estimated Date


Deposit upon signature of reservation contract


Upon reservation


Completion of the foundations


Q2 2018


Completion of roofing


Q4 2018


Construction of interior walls 


Q2 2019


Completion of the house 


Q4 2019


Handover of keys 


Q1 2020

* Subject to change.

Shared rental revenue

The rental revenue is shared between you the owner and the management company.  50% of the net revenue after VAT is paid to the client.  The management company keeps the other 50% to cover all the costs of operating the Estate, including client reception and concierge services, linen, cleaning of the properties, maintenance etc.




We specialise in arranging bespoke inspection trips to all our properties, tailor-made to suit your specific travel requirements. Contact us to speak to a dedicated travel manager.

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