Buying property in the Aude

The Aude is a charming department, way down in the south of France, with one foot in the Pyrenees and one in the Mediterranean. It’s in the region of Occitanie (formerly Languedoc-Roussillon) and covers an area roughly the size of Devon.

Property buyers in the Aude have a choice of towns like Carcassonne, beautiful villages such as Alet-les-Bains and Lagrasse, or country homes within the Narbonne regional natural park.

Read the latest on the Aude property market, discover the lifestyle in the Aude and find an outline of the steps needed to secure a home in the Aude.

Why buy a home in the Aude?

The Aude is a bit of hidden gem, especially for those seeking a peaceful lifestyle accentuated by the gorgeous Mediterranean climate.

The department’s prefecture, Carcassonne, is a walled city of just under 50,000 people. It has UNESCO World Heritage Site status and is said to have been the inspiration for Disney’s Sleeping Beauty Castle. Unlike other prefectures, Carcassonne oozes historic appeal. While it might look unchanged from the 13^th century, Carcassonne is a lively city with a lot to offer. The main square is bustling with activity and there’s a selection of bars, restaurants, boutiques and museums waiting to be explored.

Narbonne, of a similar size, is another lively town to explore in the Aude. The Canal du Midi is another UNESCO site that passes through the Aude.

Residents of the Aude can enjoy its historic significance, glorious vineyards and Mediterranean coastline.

Travelling here is simple, with international airports at Carcassonne, Béziers or Perpignan. There are plentiful trains to Narbonne and Carcassonne, both along the coast and down from Paris.

Pont-Audemer, Aude

What can you buy for your money in the Aude?

According to the most recent data from INSEE, the majority of homes in the Aude are primary residences (66.6%) and a quarter are second homes.

The market is dominated by houses, with over three times as many maisons as apartments – great news for those who enjoy their space.

While the department is rural, the landscapes vary. In the east, lagoons separate land and sea, while in the west, you’ll find forests, farms and flora.

The property market is varied and the average price per square metre is €2,068 for apartments and €2,000 per m² for houses according to MeilleursAgents. Prices in the Aude are typically more affordable than the average in wider Occitanie, which average around €157,000, and significantly cheaper than in the Haute-Garonne and the Hérault.

In terms of property styles, the Aude offers a range of character houses on the outskirts of towns, village homes, grand Maison de maitres and contemporary villas.

Steps to buying in the Aude

1. Define your criteria: Determine what you’re looking for in terms of property type, location, budget and must-have features.
2. Research: Utilise online resources, visit local real estate agencies and explore the area to find properties that match your criteria. Book your place at the Your Overseas Home Virtual Event.
3. Speak to a currency expert: Moving exchange rates are a risk in international property purchases, so discuss managing that risk with a forward contract that fixes your exchange rate.
4. Legal considerations: Familiarise yourself with the French property buying process, including the role of the notaire , who handles the legal aspects of the sale. Contact an independent lawyer at this stage.
5. Financing: Investigate mortgage options if required. French banks offer loans to non-residents, but it’s advisable to compare rates and terms.
6. Book your viewing/scouting trip: Download the guide, contact estate agents an book your tickets.
7. Making an offer: Once you find a property you like, you can make an offer. If accepted, you’ll sign a preliminary contract (compromis de vente or a promesse de vente) and pay a deposit.
8. Completion: The final sale is completed when the acte de vente is signed at the notaire’s office, and the balance of the purchase price is paid.

Buying costs

When buying property in the Aude, the buyer is responsible for notaire fees, which include taxes, and average 7-8% of the property price (or 2-3% for new homes). You will also need to consider estate agent fees (although often included in the property price) and homeowner taxes.

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