Section 04
What it costs every year
Before a single euro of revenue, this is what the estate consumes. Figures are annual, in euros, for a property of this type in Deux-Sèvres: the low column assumes careful owner-managed running, the high column assumes full commercial operation and honest provisioning. The most commonly forgotten lines — sinking fund, moat, runway mowing, ERP compliance — are included deliberately.
Low estimate
€133,996
Owner-managed, disciplined
Central planning figure
€260,898
What to budget
High estimate
€387,800
Full commercial operation
Fixed & unavoidable
€27,696 – €55,300 per year
| Cost line | Low | High |
|---|---|---|
Taxe foncière €4,166 in 2024; rises with commercial reclassification and any conversions. | €4,166 | €5,200 |
Insurance (buildings, liability, aviation) Heritage buildings, moats, pool, public access and an airfield each add layers. Commercial use roughly doubles a private policy. | €6,000 | €14,000 |
Heating & energy — château Brochure DPE says €12,380–€16,800 at 2021 oil prices. Full-time occupancy at today's prices realistically €15k–€22k. | €12,380 | €22,000 |
Heating & energy — gîte DPE B, heat pump. Cheap — the gîte is the efficient asset. | €950 | €2,200 |
Water, waste & septic servicing Pool top-up, guest laundry, periodic septic emptying and controls. | €1,500 | €4,500 |
Internet, telephony, subscriptions Guest-grade wifi across a 750 m² stone building needs mesh/fibre investment. | €900 | €2,400 |
Accountant, legal & company costs Higher if you operate via an SCI/SARL de famille with commercial activity. | €1,800 | €5,000 |
Maintenance
€27,800 – €79,500 per year
| Cost line | Low | High |
|---|---|---|
Grounds, park & 54 ha upkeep Mowing 3 runways plus parkland is a near full-time seasonal job; either a contractor or your own tractor and operator. | €8,000 | €25,000 |
Building maintenance & running repairs Rule of thumb 1–1.5% of building value per year even with roofs done — pointing, joinery, damp, gutters, ironmongery. | €12,000 | €30,000 |
Moat & pond management Silt, banks, weed and water level. Dredging is episodic but brutal (€30k+) — provision for it. | €2,000 | €8,000 |
Pool & pool house Opening/closing, chemicals, pump servicing; more if heated or commercially used. | €1,800 | €4,500 |
Airfield: runways, tower, hangar Grass runway maintenance, markings, windsock, hangar doors, regulatory upkeep. | €4,000 | €12,000 |
Operating (if commercial)
€53,500 – €188,000 per year
| Cost line | Low | High |
|---|---|---|
Heritage/technical inspections & compliance ERP fire and electrical checks, lift inspection, legionella, kitchen hygiene (HACCP). | €1,500 | €6,000 |
Staff (couple + seasonal) One live-in couple ≈€60k–€75k loaded. Weddings and a restaurant push this well past €100k. | €45,000 | €130,000 |
Marketing, OTA commissions & website Booking.com/Airbnb take 15–18%; wedding platforms and photography are front-loaded. | €4,000 | €30,000 |
Linen, cleaning, guest consumables Scales directly with occupied room-nights. | €3,000 | €22,000 |
Reserves
€25,000 – €65,000 per year
| Cost line | Low | High |
|---|---|---|
Capex sinking fund Non-negotiable on a 1735 building. Roof done ≠ no capex: chapel, outbuildings, glazing, heating conversion. | €20,000 | €50,000 |
Contingency / unknowns Storm damage, tree fall, boiler failure, a bad DGAC year. | €5,000 | €15,000 |
The three rules of thumb
- 1–1.5% of building value per year in maintenance, forever, even when the roof has just been redone. On this estate that is €18k–€28k.
- Never live without a sinking fund. A 1735 building fails episodically, not gradually: a moat wall, a chimney stack, a boiler. €20k–€50k a year set aside is what separates owners who keep châteaux from owners who sell them.
- Labour is the real cost, not stone. 54 hectares with three runways is a permanent job. Either you do it, or you pay €45k–€130k a year for someone who does.