4-Bed Barn with Planning Consent on 4000m² in Dordogne's Pays des Bastides



Issigeac, Aquitaine, 24560, France, Boisse (France)
4 Bedrooms · 1 Bathrooms · 180m² Floor area
€160,500
House
No parking
4 Bedrooms
1 Bathrooms
180m²
No garden
No pool
Not furnished
Description
Sunday morning in the Pays des Bastides and the only sound is a woodpigeon calling from the oak tree at the edge of the field. You're standing in 4,000 square metres of your own land, coffee in hand, looking at a barn that's still waiting to become exactly the house you've always had in your head. That's the thing about this property near Boisse — it doesn't hand you someone else's vision. It hands you a blank canvas with real bones.
The barn itself covers approximately 200 square metres on the ground floor, with structural capacity for a second floor of over 140 square metres — more than 340 square metres of living space in total once you build upward. A separate hangar of 300 square metres sits alongside, useful for a workshop, a gîte conversion, storage for a boat or two canoes, or simply the kind of breathing room you never get in the city. Outline planning consent is already in place, which is a significant step forward in France and removes one of the most time-consuming hurdles international buyers typically face when purchasing rural property here.
The setting is the Dordogne département, specifically the Pays des Bastides — a stretch of rolling agricultural land in southern Périgord that most tourists miss entirely because it doesn't sit on the main Dordogne River tourist corridor. That's precisely what makes it special. The roads here are quiet. The hamlets are working ones. Saint-Léon-d'Issigeac is just down the lane, and Issigeac itself — a genuinely intact medieval bastide village with its Thursday morning market — is close enough to cycle to on a flat day. The market there is the real thing: local farmers selling walnuts, black truffles in season (December through February, and they are extraordinary), duck confit, aged Cabécou cheese, and jars of foie gras that would cost four times as much across the border in Périgueux.
Bergerac is your nearest town of any size, roughly 25 kilometres west. It has a proper covered market on Wednesday and Saturday mornings, a decent wine cooperative where you can fill your own bottles with Bergerac Rouge or Monbazillac, and a small but well-connected airport with direct flights from London Stansted, Exeter, Birmingham, and Edinburgh — which matters enormously if you're planning to use this as a vacation home and want to avoid a four-hour drive from Bordeaux every visit. Bordeaux itself is around an hour and forty minutes by car, and the TGV from Bordeaux Saint-Jean to Paris Montparnasse takes just over two hours, so the property is far more connected than its rural feel suggests.
The Dordogne countryside in this part of France changes completely with the seasons. Spring arrives early — by April the hedgerows are already dense and the fields between the bastide villages turn a sharp, almost aggressive green. Summer is warm and dry, with long evenings that stretch past 9pm, perfect for dining on a terrace that doesn't exist yet but absolutely will once you've had your way with this barn. Autumn is arguably the finest season: the walnut harvest runs through October, the morning mist sits low over the fields until 10am, and the truffle hunters start appearing at the weekend markets with their quiet, proprietary air. Winter is mild by northern European standards — cold, yes, but rarely frozen, and the countryside takes on a stripped-back clarity that serious walkers tend to prefer.
Speaking of walking: the GR636 long-distance footpath cuts through this part of the Périgord Pourpre, linking bastide villages across the hills. You can walk from one medieval market town to the next without crossing a main road. Mountain bikers use the same network of farm tracks. The Dordogne River is about 30 kilometres north, where canoe hire is available from Beynac and La Roque-Gageac — two of the villages on the national Les Plus Beaux Villages de France list — and a half-day paddle will take you past limestone cliffs, château silhouettes, and river beaches where you can stop for a swim. Prehistoric cave art is serious business in this region: Lascaux IV, the full modern replica centre at Montignac, is an hour's drive and genuinely worth a full day. Les Eyzies, the so-called capital of prehistory, is closer and has the Musée National de Préhistoire built into its cliff face.
For buyers thinking about investment potential, the Dordogne remains one of the most consistently searched rural property markets in France among British, Dutch, Belgian, and German buyers. Rural conversion projects with planning consent in this price bracket are increasingly rare — most of what comes to market at this price point is either in poor condition without consent, or is a finished property with no scope for personalisation. The combination of outline planning, the hangar, the land area, and the proximity to Issigeac's amenities puts this in a different category. A completed four or five-bedroom property of this scale in this area would command significantly higher values, and the rental market for well-converted Dordogne farmhouses and barns is strong, particularly July and August when weekly rates for larger rural properties regularly reach €2,000–3,500.
As a second home in France, international buyers should budget for notaire fees of approximately 7–8% on top of the purchase price, which is standard across all French property transactions. France has clear, well-established legal frameworks for non-resident property ownership, and the buying process — while it moves at its own pace — is transparent and professionally managed. Additional land beyond the 4,000 square metres included in this listing is available by separate negotiation with the vendor, which gives serious buyers scope to create something genuinely private and self-contained.
Key features at a glance:
- Barn with outline planning consent in the Pays des Bastides, Dordogne
- Approximately 200m² ground floor plus capacity for 140m²+ second floor
- Separate hangar of approximately 300m² with multiple conversion or storage uses
- 4,000m² of land included; additional land available by negotiation
- 4 bedrooms planned; 1 bathroom; 180m² current habitable reference size
- Quiet rural location near the medieval bastide village of Issigeac
- Thursday market at Issigeac; Wednesday and Saturday markets at Bergerac
- 25km from Bergerac airport with direct UK connections
- Strong holiday rental market — finished comparable barns achieve €2,000–3,500/week in peak season
- Walking access to GR636 long-distance footpath network
- 30 minutes from Dordogne River canoe hire and river beaches
- One hour from Lascaux IV prehistoric art centre
- Black truffle territory — local markets from December through February
- Mild four-season climate ideal for year-round visits
This is the kind of property that rewards people who can see past what's there now to what could be there in two years. The planning consent is the hard part — that's done. The land is real and generous. The location is quietly exceptional. If you've been looking for a project in southwest France that gives you genuine creative control without starting from zero, this barn near Issigeac deserves a serious look.
Get in touch with the team at Homestra to arrange a viewing or to ask for the full planning documentation. We can connect you with trusted local architects, English-speaking notaires, and renovation specialists who work regularly in the Périgord Pourpre — so you can walk the land knowing exactly what your next steps look like.
Details
- Amount of bedrooms
- 4
- Size
- 180m²
- Price per m²
- €892
- Garden size
- 4000m²
- Has Garden
- No
- Has Parking
- No
- Has Basement
- No
- Condition
- good
- Amount of Bathrooms
- 1
- Has swimming pool
- No
- Property type
- House
- Energy label
Unknown
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