Buying a bungalow in a campsite appeals to more and more French people each year who are looking for a simple, affordable leisure residence. Unlike a conventional property, this type of lightweight dwelling is governed by specific legal, tax and contractual rules that you need to know before taking the plunge. This complete guide details the particular status of the bungalow, its taxation, its lifespan, its rental yield and the precautions to take in order to buy or sell with peace of mind. Whether you are looking for a holiday pied-à-terre or a seasonal rental investment, every stage of the project deserves to be planned in advance.
In summary
- A campsite bungalow (mobile home or habitation légère de loisirs, a lightweight leisure dwelling) is legally movable property, not real estate: no notary fees and no property tax (taxe foncière), but also no ownership of the land.
- The purchase is always accompanied by a pitch agreement (contrat d'emplacement) signed with the campsite, the term and renewal conditions of which determine how secure the project is.
- The average lifespan is between 20 and 30 years, with marked annual depreciation: it is an asset that loses value, unlike a conventional home.
- Seasonal rental yield can be attractive, but it depends heavily on pitch fees and on how dynamic the site is in terms of tourism.
The campsite bungalow: what exactly are we talking about?
In everyday language, the term "bungalow" most often refers to a mobile home or a habitation légère de loisirs (HLL, a lightweight leisure dwelling) set up on a campsite pitch. These structures are distinguished by their method of construction, their theoretical mobility and their regulatory status, which is very different from that of a house or an apartment.
Mobile home or HLL: what are the differences?
The mobile home, also called a mobile leisure residence (résidence mobile de loisirs), in principle keeps its chassis, wheels and towbar, which allows it to be moved. The habitation légère de loisirs, on the other hand, can be dismantled but is generally set on blocks without a wheeled chassis. These technical nuances have a direct legal importance, particularly for the tax classification of the property.
Why it is not a conventional piece of real estate
A bungalow that retains its mobile character falls under Article R111-51 of the Code de l'urbanisme (French Town Planning Code) and remains classified as movable property. As soon as it is durably fixed to the ground, for example on masonry foundations, the tax authorities may reclassify it as a real estate construction, with significant tax consequences. This legal boundary is essential to understand before any purchase.
The particular legal status of the campsite bungalow
The regime applicable to the bungalow differs radically from that of real estate, which directly affects the terms of purchase, resale and transfer.
Movable property, not immovable property
Because it is considered movable property, the bungalow is bought and sold without a notarial deed, unlike a house or an apartment. The transaction is generally formalised by a simple invoice or a transfer agreement between private individuals, often with the prior approval of the campsite manager. No notary fees apply, which noticeably reduces the cost of the transaction.
The pitch agreement, the centrepiece of the arrangement
The buyer of a bungalow never becomes the owner of the land on which it is installed. They must sign a pitch agreement with the campsite operator, generally concluded for a term of one year, renewable, or sometimes for longer periods of 15 to 30 years depending on the establishment. This agreement sets the annual pitch rent, the charges, the campsite rules and the renewal conditions. It is essential to read these clauses carefully before any purchase, because some campsites require the bungalow to be replaced after around ten years in order to preserve the visual standard of the site.
Taxation applicable to purchase and resale
The taxation of the bungalow differs markedly from that of real estate, both on purchase and when it is rented out.
No property tax and movable property capital gains
As long as the bungalow retains its status as movable property, it is exempt from the taxe foncière (property tax). If it is resold at a gain, that gain falls under the regime for movable property capital gains, which is generally more flexible than the real estate regime, notably because the bungalow depreciates over time and rarely generates a taxable capital gain in practice.
Taxation of rental income
If the bungalow is let as a seasonal rental, the income falls under the non-professional furnished rental regime (LMNP), under either the micro-BIC or the actual (réel) regime depending on the revenue received. Since Law No. 2024-1039 of 19 November 2024, the micro-BIC allowance applicable to unclassified furnished tourist accommodations has been reduced, with a lower revenue ceiling. A tourist tax (taxe de séjour), set by the municipality, also applies to the nights rented.
Lifespan and maintenance of the bungalow
Unlike a traditional home, a bungalow is an asset that ages and depreciates, which must be factored into any profitability or resale calculation.
A limited lifespan
The average lifespan of a bungalow is between 20 and 30 years, and can reach 40 to 45 years for high-end models that are perfectly maintained. Beyond that, wear of the materials, waterproofing and compliance with campsite standards often make replacement necessary.
Steady depreciation, not appreciation
Unlike a property that can gain value over time, a bungalow generally depreciates by 10 to 20% per year from the first years after purchase as new. This reality must be clearly factored into the project: it is not a conventional wealth-building investment, but a consumer good intended for leisure use or short-term rental investment.
Seasonal rental profitability: what you need to know
Rental investment in a bungalow is attractive for its moderate entry price, but the actual profitability depends on several parameters that should be examined carefully.
An attractive rental potential, under certain conditions
In a favourable tourism context, seasonal rental of a bungalow can offer a gross yield in the region of 10 to 12%, sometimes more on the most sought-after pitches. This level nevertheless remains theoretical and depends heavily on the campsite's occupancy, its location and the quality of its marketing.
Costs not to be underestimated
The pitch rent, plot charges and any rental management commissions often represent the largest expense item and can be increased every year, sometimes with no contractual cap. These recurring costs must be included in the net profitability calculation, or you risk unpleasant surprises. It is advisable to compare several campsites and to request an overall property valuation of the project before committing.
Major differences from a conventional property purchase
Understanding these differences helps avoid any confusion between investing in a bungalow and buying a traditional property.
No land ownership
The buyer of a bungalow never purchases the land: they remain a tenant of the pitch from the campsite, under a renewable contract that is not guaranteed for life. This absence of land ownership is the most fundamental difference from a conventional property purchase, where the land belongs to the buyer on a lasting basis.
A specific resale market
The resale of a bungalow is generally carried out directly, through the campsite itself, specialised platforms or private classified ads. For a parallel conventional property project, it remains worthwhile to consult the property listings in order to compare the wealth-building options available on the traditional market.
Conclusion
Buying or selling a bungalow on a campsite is governed by rules that are very different from those of a conventional property: status as movable property, pitch contract, lighter taxation but steady depreciation over time. This type of project is ideally suited to those looking for an affordable leisure home or additional seasonal rental income, provided they anticipate the plot charges and the limited lifespan of the asset. To secure a broader property project, whether a main residence or a traditional rental investment, the support of a professional remains valuable.
The expert's word
"The campsite bungalow occupies a unique place in the leisure property landscape: it is neither a wealth-building investment in the traditional sense nor a simple consumer expense, but a hybrid project that deserves rigorous analysis before any commitment is made. Many buyers underestimate the weight of the pitch agreement, even though it determines the very longevity of their project: the length of the lease, the annual review of pitch fees, and the obligation to replace the bungalow after a certain number of years. These clauses, far more than the initial purchase price, will determine the real profitability over the long term. It should also be borne in mind that this asset depreciates over time, unlike a conventional home, and that it should therefore never be considered a substitute for a traditional property investment. For those considering a broader project, combining a leisure residence with lasting wealth, I always recommend comparing the two investment approaches before making a decision, and seeking the support of a professional who can objectively assess the advantages and limitations of each option."
— Frédéric Rémy, Commercial Performance Director at Capifrance
FAQ - Frequently Asked Questions
Do you need to go through a notary to buy a bungalow on a campsite?
No. As the bungalow is movable property, the sale is concluded without a notarial deed, generally by means of an invoice or a transfer agreement between the parties, with the campsite's approval.
Does the owner of a bungalow pay the taxe foncière (property tax)?
No. As long as the bungalow retains its status as movable, mobile property, it is exempt from the taxe foncière, unlike a conventional real estate building.
What is the lifespan of a campsite bungalow?
It is generally between 20 and 30 years, and can reach 40 to 45 years for well-maintained high-end models, before replacement, which is often required by the campsite.
Can you rent out your bungalow all year round?
It depends on the campsite and its pitch agreement: some establishments limit seasonal rental to the opening period, while others, which are open all year, offer greater rental flexibility.
Is a bungalow investment as safe as a property purchase?
No, it follows a different logic: the bungalow depreciates over time and confers no ownership of the land, unlike a conventional property purchase, whose prospects it is still worth comparing with a real estate advisor near you.
Author
Frédéric Rémy – Director of Sales Performance
A real estate professional with several years of experience within the Capifrance network, I would like to share essential advice with you to help you successfully complete your property project with our advisors.
