Dreaming of buying an abandoned castle but unaware of the risks involved? Behind these exceptional properties lie numerous constraints: complex legal procedures, high maintenance costs, and delicate management. Buying a castle in France—often listed as a historical monument—requires a substantial budget and the support of restoration or heritage experts. Here's what you need to know to avoid common traps and seize real opportunities.
Check the legal status and ownership
Before buying an abandoned castle, it’s essential to check its legal status, as administrative obstacles or ownership disputes can quickly turn a dream into a nightmare.
Ownership, joint inheritance and easements
The first step is to ensure that the seller is the legitimate owner. With abandoned properties, it's not uncommon to find that the castle is held in joint ownership, meaning several heirs collectively own it—sometimes without being all identified or in agreement about selling. These situations can result in months or even years of delays due to disagreements, unresolved succession, or legal action.
It’s also vital to identify any existing easements (rights of way, views, water runoff, etc.), mortgages, or ongoing seizures. These directly impact the property's value, usability, and availability.
A cadastral search and a visit to the local town hall or planning department will provide valuable information about the property's legal status, rights, obligations, and placement in the local urban plan (PLU).
Notary and heir searches
Having an experienced notary or land expert is crucial to secure the transaction. Their role goes beyond drafting the deed: they verify the chain of ownership, ensure that titles are in order, identify existing easements, and confirm there are no prohibitions or restrictive clauses.
In some cases—particularly for castles abandoned for several generations—a formal heir search may be required to identify potential inheritors. This process takes time and involves specialists (notaries, genealogists).
Good to know: An abandoned castle cannot simply be "claimed." It always belongs to a legal owner or their heirs, even if no one currently resides there. Purchasing without thorough legal verification can lead to costly and complex disputes.
Assess the structural condition and hidden defects of castles and manors
Inspections and heritage audit
A simple walkthrough is not enough. Hire an architect or heritage expert to examine the foundations, timber framing, masonry, roof, walls, and floors.
Health risks and deterioration
Check for asbestos, termites, dry rot, saltpeter, water infiltration, or other wood-related issues that could result in major unexpected expenses. Visit the property during different seasons and times (day/night) to spot nuisances.
Identify hidden costs: renovation, regulations and permits
An abandoned castle might seem like a great deal… but only if renovation costs are accurately anticipated. These unique properties often hide extensive work and specific heritage constraints that require rigorous planning.
Realistic renovation cost estimates
Restoring a castle is not something to improvise. Depending on the building’s condition, original materials, architecture, and future purpose, costs can escalate quickly. Here are average market estimates:
Light renovation (compliance, refresh, minor updates): €500–1,500/m²
Full restoration (roof, windows, structure, heating, plumbing, electricity): €1,500–3,000/m²
Heavy reconstruction or transformation (foundations, major reworks, change of use): up to €5,000/m² or more for protected sites
These figures show that the total project cost may far exceed the purchase price, which is often symbolic (frequently under €1 million). The real challenge lies in accurate budgeting and including a safety margin for hidden defects, construction delays, and material inflation.
Capifrance tip: Before making any offer, request several detailed quotes from certified companies (RGE, heritage specialists) and consider a full audit by a heritage architect. This diagnostic will save you from many unpleasant surprises.
Heritage constraints and permits
Many French castles are protected as historical monuments, listed in supplementary inventories, or located in areas governed by strict planning rules. These designations come with obligations that can significantly impact project duration and costs.
For example:
Any intervention on a listed castle requires prior approval from the DRAC (regional directorate of cultural affairs);
Architects of Bâtiments de France (ABF) must approve materials, techniques, and sometimes even the artisans;
Modifying certain architectural elements (facades, roofs, staircases, frescoes, stained glass) without authorization is forbidden;
Permit reviews may take longer, with stricter requirements.
Financing the project
While some abandoned castles are attractively priced, the renovation and transformation costs usually represent the largest portion of the investment. It’s crucial to explore all financing options early and prepare your file before seeking public aid or financial partners.
Bank contributions and special loans
Banks are generally cautious when financing the purchase and restoration of castles—especially if they are in ruins or protected. In most cases, they require a personal contribution of 20–40% of the total project cost and expect a strong business plan with:
Detailed renovation quotes
Long-term cost projections
Clear monetization strategy (lodging, events, rentals, etc.)
Additional financing options may include:
Renovation loans for major works
Special property loans for atypical or heritage buildings
Zero-interest eco-loans (eco-PTZ) for energy-efficiency upgrades—even for some listed monuments
Banks also assess technical risks and resale potential, which influence whether they approve the loan.
Subsidies and tax benefits
If your castle is listed as a historical monument or located in a protected area, you may access a range of public or private financial aids.
Grants
Available grants include:
DRAC can finance up to 50% of renovation for certain classified elements
The Heritage Foundation offers support under conditions, including via the Heritage Lottery for properties of national/regional interest
Local authorities (communes, departments, regions) may co-finance projects with cultural or tourism dimensions
Tax incentives
Possible tax deductions include:
The Malraux law, offering 22–30% tax credits on eligible restoration works in protected zones
For listed or registered castles, 100% of renovation expenses can be deducted from real estate income or global income—if approved by authorities
Sponsorship, crowdfunding, and innovative partnerships
In recent years, new collaborative models have emerged to support castle renovations. Corporate sponsorship allows companies to contribute financially in exchange for tax benefits and branding opportunities.
Another option: crowdfunding, increasingly used for symbolic restorations. The Château de la Mothe-Chandeniers is a high-profile case—over 25,000 contributors joined to purchase and save it, turning it into a collective heritage project.
Ongoing costs: taxes and maintenance
Property tax and other charges
Even if unoccupied, a castle is still subject to property tax, vacant housing taxes, or secondary residence taxes. Declaring its usage correctly is key to optimizing your tax liability.
Is regular maintenance expensive?
An abandoned castle requires continuous upkeep: roof, facades, grounds, security against squatters or vandalism. Annual maintenance can exceed €20,000 to €100,000, depending on the size.
Assessing value potential
Possible capital gain
A successful restoration can lead to 30–75% capital gain, or even more if the castle is turned into a tourist, cultural, or hospitality venue.
Profitability risks
A remote or unattractive castle won’t repay your investment. As testimonies show, even a well-preserved property can become a money pit if poorly managed.
Conclusion
Buying an abandoned castle can be a unique heritage and financial opportunity—provided you anticipate the pitfalls. At Capifrance, our local advisors support you at every stage: legal analysis, diagnostics, financing, heritage strategy, and valuation.
Contact a Capifrance expert advisor now to benefit from our expertise and secure your exceptional project!
FAQ
What public aid is available when buying a castle?
There are grants, tax credits (Malraux, historic monuments), low-interest loans, crowdfunding, and sponsorship—provided you comply with heritage constraints.
Is it profitable?
Profitability depends on how the castle is used: hotel, guesthouse, events... It requires careful planning, optimized taxation, and often several years of operation.
Who buys castles in France?
French castles are bought by wealthy individuals, investors, foreign history lovers, or companies converting them into hotels, event venues, or tourist attractions.
Is it possible to buy an abandoned castle or estate?
Yes, it is entirely possible to buy an abandoned castle or estate in France. These properties are often sold by private owners, local authorities, or the state—sometimes through calls for tender or public auctions. However, thorough research is vital: property condition, heritage restrictions, renovation costs, and legal obligations. With a solid plan and the right budget, these buildings can be a great opportunity.
Author
Frédéric Rémy - Director of Commercial Performance
A professional in the real estate sector for several years within the Capifrance network, I would like to share with you essential advice to help you succeed in your real estate project with our advisors.
