Thénac Hamlet

Thénac · Dordogne · €530,000, fees included

A 13th-century Dordogne farmhouse with its own fishing lake.

Beams, stone and a 71 m² living room. A three-bedroom guest annex, a pool, solar panels, fibre, and 3.8 hectares running down to a private fishing lake.

See the farmhouse
Right now in Thénac — London — Sunset today — €1 = £0.84 (indicative)

Not ready to fly out yet?

Leave your email and we'll send a video walk-through of the house you choose, with the floor plans and running costs.

House

Property one · farmhouse with fishing lake for sale

The farmhouse, its annex, and a lake of your own.

A 13th-century stone farmhouse restored with its beams, floors and stone walls intact, a three-bedroom guest annex alongside, and 3.8 hectares that include a private fishing lake with pathways around it.

€530,000about £447,000 · fees included · 280 m² · 3.8 ha
8
Bedrooms
6
Bathrooms
280 m²
Habitable
3.8 ha
Land, with lake
Pool
Plus BBQ terrace
C / A
Energy / emissions

The main house opens into a 71.5 m² living, dining and kitchen room under beamed ceilings, with a wood-burning stove and a fireplace for winter evenings. A ground-floor bedroom and shower room make it workable for guests or anyone who prefers to avoid stairs. Upstairs are a principal bedroom, three further bedrooms and two bathrooms, reached by the traditional wooden staircase. The garden level holds the cellar.

The annex is a house in its own right: a double reception room, a kitchen, and three en-suite bedrooms over three floors, plus its own garage and cellar. It has been run as a gîte, and it gives the farmhouse a ready-made letting income.

Outside, the pool sits by the house with a brick-and-stone barbecue area under a gazebo. Below, the lake covers around 10,000 m² with landscaped grounds and walks, and a further 30,000 m² of land runs beyond it.

For anglers. Fishing lakes for sale in France usually come without a house, or with a ruin to restore. This one lies a short walk below a restored farmhouse, on your own land, with a gîte annex for visiting friends or paying guests. Ask Sandra about the fish stock, the depth and the water supply.

Fibre broadbandSolar panelsHeat pump + wood stovesAir-conditioningDouble glazingGarage & cellarPrivate fishing lakeIncome potential

Walk through it

Main house · ground floor
  • Living / dining / kitchen 71.5 m², beams, stove, fireplace
  • Bedroom with shower room
  • Hall
Main house · first floor
  • Principal bedroom
  • Three further bedrooms
  • Two bathrooms
Main house · garden level
  • Cellar
Outside
  • Pool and terrace
  • Barbecue under the gazebo
  • The lake about 10,000 m² with paths
Guest annex · three floors
  • Ground bedroom en suite, double reception room, kitchen
  • First bedroom and bathroom
  • Second bedroom and shower room
  • Garage and cellar

Energy

146 kWh/m²/yr, emissions class A (4 kg CO₂/m²/yr). Estimated energy spend €2,830 to €3,890 a year for 280 m² with a pool. Certificate dated 5 June 2025.

Fishing lake for sale with a house

A private fishing lake, a short walk below the farmhouse.

Most fishing lakes for sale in France come with a cabin or a ruin. This one comes with a restored farmhouse, a pool, and a gîte annex for visiting anglers.

Aerial photo of the lake, the farmhouse and the fields around them
The lake, the farmhouse and its fields from the air. Aerial photo © IGN.

The lake lies just south of the house, across the lane, ringed by mature trees with a mown path around it. With its banks and grounds it covers about a hectare, and meadows and woodland run on beyond it, about 3.8 hectares in all.

It suits a quiet morning with a rod, a carp angler planning long sessions, or a fishing-holiday gîte: the annex has three en-suite bedrooms, its own kitchen and its own front door.

Questions to ask Sandra

  • Which fish are in the lake, and when was it last stocked?
  • How deep is it, and where does the water come from?
  • Have guests fished it, and is night fishing possible?
  • How are the banks and the path kept?

How the hamlet fits together

Three stone buildings, two pools and a lake on 3.85 hectares.

Buildings come from the French land registry and the rest from aerial photography. The dashed boundaries are estimates, not the official limits. Choose an option to see what it includes, or switch to the aerial photo.

Buildings from the cadastre (DGFiP / Etalab). Aerial photo © IGN. Dashed boundaries are estimates; the official parcel plan is available on request.

Letting income

What could the gîte annex earn?

The annex has three en-suite bedrooms, its own kitchen and reception room, and shares the pool and the lake. Set your own weeks and rates.

Your assumptions

These are your assumptions, not a forecast. Gross figures are before French income tax and social charges on furnished lets; costs cover cleaning, changeovers, booking fees, laundry and utilities. Take advice from an accountant who knows French rentals.

Also for sale next door

Add the cottage, or take the whole hamlet.

16th-century stone cottage and walled garden in Thénac, Dordogne
Stone cottage with pool

16th-century cottage with private pool and walled garden

4 bedrooms · 3 bathrooms · 124 m² · near Eymet

€286,500£242,000 · seller pays agency fees
See the cottage →
Private fishing lake below the farmhouse in Thénac
The whole hamlet

Both houses, the gîte annex, two pools and the lake

11 bedrooms · 9 bathrooms · 399 m² · 3.85 ha

€773,800£653,000 · €42,700 less than buying separately
See the whole hamlet →

What's around you

A map of the neighbourhood, drawn from the real roads.

Every pin is a real place within easy reach of the hamlet. Tap one for the story and an approximate drive time. Switch to "Day trips" to see how close Bordeaux, Saint-Émilion and the Atlantic are.

Pinch with two fingers to zoom

Roads and rivers from OpenStreetMap contributors (ODbL) and Natural Earth. Drive times are estimates from straight-line distance. The house marker shows the hamlet's real position.

Getting here

Bergerac airport is 25 minutes from the gate.

Direct flights from across the UK in the summer season, with Bordeaux (1 h 15 by car) as the year-round alternative. Flight time from London is about 1 h 40.

FromAirlineFrequencySeason
London StanstedRyanairDailyMar – Oct
London CityBA CityFlyerUp to 5 × weeklySummer
BristolRyanair3 × weeklySummer
LiverpoolRyanair2 × weeklySummer
EdinburghRyanair2 × weeklySummer
East MidlandsRyanairWeeklySummer
BournemouthRyanairWeeklySummer
Leeds BradfordJet2WeeklySummer
Manchester, BirminghamJet2AnnouncedFrom 2027

Bergerac Dordogne Périgord airport (EGC), from published 2026 schedules. Check the airlines for current timetables. Bordeaux-Mérignac has year-round services from Gatwick, Heathrow, Manchester, Edinburgh and more.

Other ways in

By car from the UK
  • Calais to Thénac about 8 h 30 via Paris and Bordeaux, or split with a night in the Loire
  • Brittany Ferries to Caen or Saint-Malo cuts the drive to about 6 h
By train
  • Eurostar + TGV London to Bordeaux in about 6 h with one change in Paris
  • Bordeaux to Bergerac regional train, about 1 h 15; the hamlet is 30 min from Bergerac station
Sunshine, compared
Bergerac
~2,100 h
London
~1,600 h
Manchester
~1,400 h

Approximate annual sunshine hours from long-run climate averages.

Plan a viewing trip

Pick your dates and airport. We'll check the route and draft a long weekend around the viewings and the local markets.

Nights

    What your money does here

    Sell a house in Britain, buy a farmhouse with a lake.

    Type in what your UK home might sell for and pick an option. The calculator uses today's exchange rate and the French notaire fees a buyer pays on an older property.

    Buy

    Notaire fees (mostly state transfer tax) on an older property come to roughly 7 to 8% of the price; we use 7.5%. The farmhouse and estate prices already include the agency's commission; the cottage's agency fee is paid by the seller.

    Price in euros€530,000
    Price in pounds at €1 = £0.84£447,000
    Notaire fees, about 7.5%£33,500
    Total to budget£480,500
    You would have about £69,500 left over.

    Running costs, per the energy certificates: farmhouse about €2,830 to €3,890 a year, cottage about €1,370 to €1,930. Local property tax (taxe foncière) figures are available on request. There is no council tax on a main home in France since 2023.

    Questions people ask

    The practical bits.

    Can I buy as a British citizen after Brexit?
    Yes. There are no restrictions on non-EU nationals buying property in France. If you plan to live here more than 90 days in any 180, you apply for a long-stay visa (the visitor visa for retirees and remote workers is the usual route); many owners simply use it as a second home within the 90-day limit.
    What does it cost to buy a house in France?
    Budget about 7 to 8% of the price for notaire fees on an older property, most of which is state transfer tax. The farmhouse and whole-hamlet prices already include the agency's commission, and the cottage's agency fee is paid by the seller. The calculator above shows the total in pounds.
    How is letting income taxed if I live in the UK?
    Income from letting a French property is taxed in France first. You also declare it in the UK, where the UK–France tax treaty gives credit for the French tax already paid, so the same income isn't taxed twice. The rules for furnished holiday lets change often, so take advice from an accountant who works with both countries.
    Is the lake good for fishing?
    It is a private lake of roughly a hectare with its grounds, ringed by trees with a mown path around it, a short walk below the farmhouse. Ask Sandra about the fish stock, the depth and the water supply. Carp anglers are very welcome to come and see it.
    Is the internet good enough to work from home?
    Both houses are connected to fibre-optic broadband. Mobile coverage in the hamlet is good; you can test it on a viewing.
    Could the annex and cottage earn income as gîtes?
    Yes. The annex has three en-suite bedrooms and its own reception rooms and kitchen; the cottage is a complete four-bedroom house with a pool. Both suit holiday lets, and the farmhouse listing specifically notes income potential. Taking the whole hamlet gives you a home plus two lettable units, a lake and two pools.
    What about heating and running costs?
    The farmhouse runs on a heat pump, wood-burning stoves and solar panels, with air-conditioning for summer, and carries an energy class C, which is unusual for a 13th-century building. The cottage is class D with wood stoves and two air-conditioning units. Both are double glazed and on fibre. Drainage is by septic tank, which is normal for rural France.
    Are there any flood or natural risks?
    The state publishes risk information for every French address at georisques.gouv.fr, and the seller provides the official risk statement with the contract. The farmhouse sits above its lake on sloping land; ask for the document on enquiry.

    Arrange a viewing

    Come and see the lake.

    Tell us which house interests you and when you could visit. We reply within a day, and we can send a video walk-through first if you prefer.

    Interested in
    Talk to Sandra, the owner She lives here and is happy to answer anything, from the septic tank to the best boulangerie. Calls and WhatsApp welcome. Phone and WhatsApp +44 7925 366551
    Book a viewing