Buying a mill for sale in Lot-et-Garonne (47) means benefiting from a department watered by three major rivers: the Garonne, running through Agen and Marmande, the Lot, in its lower course around Villeneuve-sur-Lot, and the Baïse, canalised towards Nérac, not to mention the Dropt near Duras. These waterways once powered numerous watermills and flour mills. On this page, ma-propriete.fr brings together the mills for sale in Lot-et-Garonne: watermills to renovate, converted flour mills and millers' houses.
You will also find price benchmarks based on actual sales, an overview of the areas where these properties are concentrated, and the points to check before buying a mill. To prepare your project, read our guide to buying a country house in France, whose advice on old buildings, outbuildings and financing applies fully to a mill. The variety of landscapes, from large navigable valleys to small rural tributaries, makes it possible to find very different mills depending on budget and project.
There are no official statistics dedicated to mills: sales are too rare and too varied (a ruin to restore, a habitable mill, a flour mill with a turbine). The most reliable market benchmark remains the price of country houses, which a habitable mill resembles, with a premium for the water, the character and the water rights, and a discount for the work required.
How much does a country house cost in Lot-et-Garonne (47)? According to DVF data (notarised sales) analysed by the ma-propriete.fr observatory, the median price of a country house in Lot-et-Garonne (47) stood at €171,000 in 2025, with an average price of €181,641 and a median price of €1,640/m² of living space (1,621 house sales in rural municipalities over the year). The price range is wide: 10% of houses sold for less than €95,000 (floor price, 1st decile) and 10% for more than €285,000 (ceiling price, 9th decile). The typical country house here offers 112 m² of living space on an average plot of 6,069 m², i.e. around 0.6 ha.
This market is close to the regional median (Nouvelle-Aquitaine: €170,000) and below the national median (€189,200). Since the second half of 2020, the median price has risen from €150,500 to €171,000, i.e. +13.6%; over one year (2024-2025) the change is -0.3%.
| 2025 indicator | Lot-et-Garonne | Nouvelle-Aquitaine | France |
|---|---|---|---|
| Median price | €171,000 | €170,000 | €189,200 |
| Average price | €181,641 | €188,636 | €207,100 |
| Floor price (1st decile) | €95,000 | €83,000 | €90,000 |
| Ceiling price (9th decile) | €285,000 | €315,785 | €340,000 |
| Median price per m² of living space | €1,640/m² | €1,657/m² | €1,830/m² |
| Average living space | 112 m² | 110 m² | 108 m² |
| Average plot size | 6,069 m² | 4,005 m² | 3,181 m² |
| Number of sales in 2025 | 1,621 | 26,126 | 150,313 |
A departmental average hides large gaps. A smallholding to renovate, a restored longère with its outbuildings, a farmhouse on several hectares of land or a manor house with parkland do not sell at the same price, and the location matters as much as the building: coastline, tourist area, peri-urban countryside close to a job market or deep countryside. The table below shows the median price of country houses in Lot-et-Garonne (47) by type of municipality (cumulative sales from mid-2020 to 2025) and its change between 2021 and 2025.
| Type of municipality | Median price 2020-2025 | Median price per m² | Change 2021-2025 | Sales 2020-2025 |
|---|---|---|---|---|
| Inland tourist areas (hinterland, mountains) | €173,465 | €1,615/m² | +15.0% | 250 |
| Peri-urban countryside (city catchment area) | €180,000 | €1,667/m² | +3.0% | 5,261 |
| Deep countryside (outside urban influence) | €160,000 | €1,527/m² | +1.3% | 4,593 |
These benchmarks help you assess a listing, estimate a property before putting it up for sale, or set your budget for a holiday home or a permanent move to the French countryside. To go further, see our observatory of country house prices in France (national, regional and departmental analysis, downloadable annual report) and work out the full cost of your purchase, including French notary fees, with our notary fees calculator.
The Lot, in its lower reaches between Villeneuve-sur-Lot and Fumel, canalised in places, once carried substantial watermills and flour mills linked to river trade towards Agen. The Baïse, a navigable river running through Nérac, also still holds several converted mills with their millrace and lock sluice gates. Agen prunes, the department's emblematic crop, explain why traditional drying sheds are often found among the outbuildings of these mills.
The Dropt, near Duras and Lauzun, and many small tributaries of the Garonne, such as the Séoune or the Ourbise, once powered smaller mills, now often converted into homes with a millpond. Windmills are few in the department, since the dense river network made water power largely dominant.
The Lot valley, between Villeneuve-sur-Lot and Fumel, offers the widest choice of habitable mills with land, in an area popular with British and Dutch buyers. Around Nérac, on the Baïse, mills benefit from a strong heritage setting shaped by the château of the Dukes of Albret. The Duras area, on the border with Gironde, adds mills on the Dropt, close to the vineyards. Agen railway station, on the Paris-Toulouse line, and the A62 motorway connect this department efficiently to the major cities of south-west France. The Marmande area, on the Garonne, adds mills close to the Côtes de Duras vineyards and the department's large fruit-growing areas.
Mills in the Lot valley, much in demand, sell above the departmental average, while mills on the Garonne's smaller tributaries, less visible, remain accessible for a renovation project. Proximity to the city of Toulouse, under an hour's drive from Agen, supports steady demand for habitable mills in the Lot valley.
On these navigable or semi-navigable rivers, check the mill's water rights — fondé en titre or subject to authorisation — the condition of the weir, spillway and sluice gates, and the ecological continuity rules, closely monitored on the Lot and the Baïse for shad and lamprey migration. The regional water management authority for the Gascony hillside streams, which oversees several rivers in the department, can be consulted to clarify water-rights obligations.
Mills on the banks of the Garonne or the Lot can be exposed to flood zoning risk, which should be checked with the relevant state authorities. Outbuildings — a former flour mill, tobacco or prune drying shed, barn — lend themselves well to a gîte project, in a department already strongly geared towards rural tourism. The lock sluice gates of a mill on a navigable river such as the Baïse can sometimes fall under shared management with the French waterways authority, worth clarifying before buying.
On ma-propriete.fr, mill listings in Lot-et-Garonne are published by private sellers, estate agents and notaries. Filter by budget, living space and land area, set up an email alert to be told of new listings, and browse all mills for sale in Nouvelle-Aquitaine if your search extends beyond the department. Buyers focused on the wine-growing Duras area may also want to compare listings just across the border in neighbouring Dordogne. Local notaries in Agen and Villeneuve-sur-Lot often handle mill sales directly, sometimes before a property is formally listed. Booking a visit at different water levels is particularly useful on the Lot and the Baïse, where seasonal variation can be considerable.
