Given the current world situation, it is difficult to think about times of war in any other way than as destructive periods of human history that leave nothing but ruins and loss in their wake. And perhaps, if we look past romantic notions of questing knights in armour and duels over the rights to a fair maiden, in reality this was also the case in the medieval Hundred Years' War conducted between England and France in the 116-year period between 1337 and 1453. However, there was undoubtedly a constructive plus-point to the The Hundred Years' War in that it lead to the development of the bastide and as a result, a beautiful example of French architectural heritage was born.

For those in the dark, a bastide is a medieval fortified town, identified by a very recognisable layout. They are also the sight of some very authentic French properties. A typical bastide will be situated on a raised platform or cling to the banks of a river and will contain the entire town within its protective outer walls. Within the walls, the town will be set out in an American-style grid fashion with a central market square and a church which, unlike other traditional French towns, is situated slightly away from the town centre.

Bastides are most commonly found in the Northern departments of Midi-Pryénées, the Dordogne and Lot-et-Garonne departments of Aquitaine, and in some surrounding departments of the Languedoc-Roussillon. The reason for the higher concentration of towns in this area of France is that in the 13th century, as the feudal period of French history was coming to an end, Edward I built the first bastide in Aquitaine as a way of raising tax revenue and preventing the town from attack.

In the past, Lords had made their money through Tithes (production related taxes on farmers). The bastides were built so they could start taxing trade. Farmers were invited to move their families inside the walls of the bastide and in return were no longer vassals of the local lord and became free men. They were then encouraged to work the land around the bastide, which resulted in trade from merchants and markets. The central market square with its covered weighing and measuring area became the only place where trade could be conducted and the tax collectors made certain of a higher revenue. The lord also taxed the dwellings in the bastides, made easier by the simple grid layout.

As the Hundred Years' War took hold the French lords, under threat from the English, needed ways to protect themselves whilst raising the funds to pay for their war efforts. As such, bastides were built in essential positions of strength in the fight against English invasion from the Anglo-controlled, coastal regions of Aquitaine. These days the markets are still the centre of the town's activity. Home to a large number of cafés and boutiques, they play a massive part in providing the character that makes property in bastides so attractive to overseas investors.  

Midi-Pyrénées
Many of the bastides in the Midi-Pyrénées are situated in the departments that border the Aquitaine. During the Hundred Years' War this was of particular importance to the French because, despite being beaten out of the majority of the Aquitaine region, the English had managed to hold on to a small area of the coast from where they could mount attacks inland.

Today the English – not to mention the Scottish – are trying a different approach. According to Elizabeth Jordan from Homes in Real France it is often possible to find properties in these areas. "In Tarn-et-Garonne some of the popular bastides where you can find properties are Auvillar, Lauzerte, Castelsagrat and Monjoi. These areas are particularly convenient as they have easy access from exit eight of the A62 Autoroute", says Jordan.

Within the bastides themselves there is a great deal of choice as to the type of house you can buy. Architecturally there is a wide range in style and size of house and the towns are a far cry from the uniform structures of modern UK towns. "The architecture varies and is usually very attractive" continues Jordan. "There are some classical stone Lomagne (Lomagne being an area of Tarn-et-Garonne) farmhouses and maison de maitres, some colombage (half-timbered or timber-framed) and some small stone houses that have actually been built into the walls of the bastide."

Prices of properties within the walls of bastides will, of course, vary according to size and style just like any other town, but it is certainly still possible for a bargain to be found. "The houses that are built into the walls of the bastide, although charming, usually have very small gardens or, in some cases, none at all. However, when these come on the market they get snapped up very quickly, but can sometimes be found for under 100,000 euros", says Jordan.

For the larger houses, prices are a bit steeper but value for money can definitely still be found. "The prices of the farmhouses depend, of course, on size, condition, and the amount of land that comes with it. Homes in Real France have one at the moment that has been renovated, has a barn and about 2,000 square metres of land; it is on the market for just under 250,000 euros. Otherwise, a colombage house with three bedrooms and a pleasant garden will cost in the region of 157,000 euros", Jordan adds.

Elsewhere in the Midi-Pyrénées bargains are a little harder to find. Bastide properties in Gers are likely to set you back a lot more than those in its neighbouring department. "In Gers the properties tend to be more expensive. In the middle of Condom, for instance, they start at 150,000 to 200,000 euros, and the large properties go for considerably more. For example, A maison-de-maitre with outbuildings and a bit of land could be in the 500,000 to 600,000 euro bracket", comments Jordan. St Clar is one particularly picturesque example of a bastide in Gers. Here, a three-bedroom, two-bathroom property with 370 square metres of living space over three floors, situated opposite the covered market square and with shop and garage space, will cost 435,000 euros.

Aquitaine
The Lot-et-Garonne and the Dordogne departments of Aquitaine are the main points of interest for property investors looking for bastides in this region. In Lot-et-Garonne, Beauville and a number of towns surrounding it are some of the finest examples of bastide property hot-spots. Prices in Beauville depend on location within the town. A four-bedroom townhouse just off the central market square will cost anything between 200,000 and 300,000 euros.

Of all the areas of France it is, perhaps, the Dordogne that is most famous for its rich medieval history. Indeed, the whole department is filled with historic towns, abbeys, castles, and bastides. The Dordogne valley is a scenic example of France at its historic best and as a result the area is popular with tourists from all over the world. The Dordogne is known to the French as the 'Perigord' and is divided into four colour-coded regions – black, white, purple and green. It is the black region that draws the most visitors, attracted by its beautiful rivers, châteaux and prehistoric caves. However, situated to the south near Bergerac amongst the numerous vineyards, it is the Purple region (or Perigord Pourpre) that is home to the widest variety of bastides suitable for property ownership.

The town of Eymet is a perfect example of the bastide towns that are so prevalent in the Dordogne and is already popular with British expats. The town was founded in 1270 by Allophone de Poitiers, brother of St Louis and has stood, with a little restoration, ever since. Here a traditional two-bedroom village house in the centre of town, close to the shops but without a garden, will cost approximately 120,000 euros.

Languedoc-Roussillon
Languedoc-Roussillon in south-west France runs from Provence in the east down to the borders with Spain and Andorra in the south. The modern region was formed when the two historic provinces of Langue d'oc and Roussillon were merged. Although much of the landscape in the region is either mountainous, forested, or canyon-filled, the landscape flattens out around the tranquil Canal Du Midi, which cuts across the region's centre. Here you will find Carcassonne, a stunning world heritage site.

The region has a good blend of lively cities and picturesque medieval villages. Property is cheaper here than on the Côte d'Azur and it's easily accessible from the UK thanks to an increasing number of airports served by budget airlines. However, if you do have a bit of serious money to spend, then property in the fortified town of Carcassonne is highly sought after. Those who still want a piece of the unique atmosphere available in the city, but with a little less financial backing, should consider looking around the area at one of the more affordable properties located in the surrounding villages. A five-bedroom townhouse in the centre of Carcassonne village can be found for 453,000 euros.

Even though they are very sought-after, bastide properties do become available fairly regularly. They are often snapped up very quickly so any property hunters looking for a bargain will certainly have to be quick off the mark. Buyers should be aware that there is sometimes some confusion in the definition of a bastide so be sure to check before you organise any property viewing expeditions. Some people use the term to refer to the fortified towns and villages, whilst some property agents will also describe places that have simply been built on hilltops as a bastide.

However, if you do manage to bag yourself a bastide property you will be the owner of an amazing piece of history and four walls that will have seen life in seven separate centuries. And, of course, it is not just the history that makes a bastide property so desirable. They have many other pluses too. "One of the great advantages is that these properties, being in elevated positions, have lovely views over some outstanding countryside", says Jordan. "The bastides themselves are so typically French, and, to a large extent, unspoiled, making them a good property to buy. On top of this they usually re-sell quite quickly with the small renovated ones in particular going very quickly!". Off to France we go then!

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For further information:
Homes in Real France 

Read other articles about France:
The diversity of the Midi-Pyrenees draws Brits
Burgundy and Loire Valley explored
French Property: Leaseback or luxury?

Article published in September 2006