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In the French department of Alpes-Maritimes, 5 minutes from Saint-Paul-de-Vence, classified as one of France’s most beautiful villages, where artists have mixed with craftsmen for numerous years. Renowned for its violets exported throughout the world, the Medieval village to which the property belongs is but some 5 km away.
The nearest ski resorts of the Southern Alps are 40 km away. The Italian border is but 60 km away, Nice and its international airport are 30 km away. Grasse and Villeneuve-Loubet are just a stone’s throw away.
This property is perched high up in the Provencal sky, at an altitude of almost 850 m, between the Regional Nature Park of the Lower Southern Alps and the Mediterranean Sea. It is reached via a narrow but well-kept road that goes up the side of the mountain for about 3 km.
Numerous hiking trails lead to the Puy-de-Naouri which dominates the French Riviera at an altitude of over 1,000 m.
The property’s land extends over more than 120 hectares of forest, cliffs (known locally as baous), arable plateaux, transverse valleys, arid moors and dry stone mountainside terracing. It includes protected wildlife, rarely found in the Mediterranean region, such as herds of deer and sometimes a golden eagle. Plant life includes wild gladioli, wild orchids, strawberry trees and wild thyme. The site has Natura 2000 classification.
This small rural castle dominates the Loup Valley and the Mediterranean Sea. Its facade is in very poor condition and the rendering covering the stone walls is slowly crumbling. The building’s windows still have their slatted shutters. The ground floor windows have dressed stone framing, but that around the upstairs windows was probably covered up during previous renovation works. The main double entrance doors are simply adorned with wide bronze handles in the form of a Marshal’s baton. The framing ends in a keystone engraved with the construction date of 1646. The facade is bordered with a terrace made from wide stone slabs. An old chapel in ruins can be glimpsed after having climbed several overgrown stone steps and gone around the west wing building. It adjoins the main building. On the facade, above the door, is an inscription with two glorious crosses and an epitaph engraved in the stone in 1892, in honour of the Roustan family. The parklands near to the castle still have their elegant alleyways lined with tall trees. The building spans approx. 700 m². The first and second floors are in a state of ruin. The utmost care was taken in 2013 to completely renovate the roof and the roofing framework.
The old chapel
Adjoining the rear of the castle, the chapel has but its facade, decorated with an epitaph and Christian symbols. The inside is in ruins and only has one architectural feature which would have been above the altar. It has packed mud floors.
The farm and the stables
At a distance of approx. 200 m, the old farm, spanning a floor surface area of approx. 600 m², also awaits restoration, although it was converted into dwellings some twenty years ago. Several areas in the vaulted cellars were used as stables, of which remain the loose box doors and metal railings amongst other equestrian fixtures and fittings. Near the farm are other abandoned outbuildings and henhouses. The sea and the French Riviera are spread out below.
Its location dominating the coastline from Nice to St-Raphaël is rare, if not unique. Although never classified or even listed, this small castle has miraculously survived all the ups and downs of property speculation, experienced by the French Riviera.
Both the building and the farm are in a very poor state of repair and some of their architectural features have been stolen, but they are free of any dubious renovation works. Newcomers will, moreover, be able to spice up their quest by looking for vestiges of the castle’s old underground passageway, all traces of which have disappeared.
With its large overhanging gardens, this residence is but waiting for a sound rehabilitation project which will not be hindered by French MH listing. A small section of the east tower does not, however, belong to the property and consequently other accesses have been made for each section of the residence.
4 220 000 €
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French Energy Performance Diagnosis
Emmanuel Honold       +33 1 42 84 80 85
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NB: The above information is not only the result of our visit to the property; it is also based on information provided by the current owner. It is by no means comprehensive or strictly accurate especially where surface areas and construction dates are concerned. We cannot, therefore, be held liable for any misrepresentation.
À Paris et en Ile-de-France
Prix de vente au-delà de 600 000 euros 5% TTC*
Prix de vente de 400 000 à 600 000 euros 6% TTC*
Prix de vente de 200 000 À 400 000 euros 7% TTC*
Prix de vente jusqu'à 200 000 euros 9% TTC*
Honoraires à la charge du Vendeur
Prix de vente au-delà de 500 000 euros 6% TTC*
Prix de vente jusqu'à 500 000 euros 30 000 Euros TTC* (forfait)
Honoraires à la charge du Vendeur
Avis de valeur argumenté : 1 800 Euros TTC*
Expertise à partir de 2 400 Euros TTC*
Les tarifs des expertises sont communiqués sur devis personnalisé établi sur la base d’un taux horaire moyen de 120 Euros TTC*
*TTC : TVA incluse au taux de 20 %