Everything you need to know before investing in a pond, a practical guide

This is a particularly interesting real estate property that is a subject of passion. Because it is made up of the best and most important resource: “water”.

The pond has an anti-stress effect on a person and creates peace. However, we are (yet) investing in a pond for more than just its health benefits, even if it is true that water is our most valuable and sometimes rare resource, without which life would be impossible.

And we rarely talk about it, but wetlands play an important role in carbon storage.

1 – Why buy a pond?

A pleasant investment for a person or useful for a professional

Isn’t it the Grail when you can just enjoy your investment and get together with your family? What could be better than a picnic by the water with the kids on a fishing trip that will go down in history? This is priceless, especially today in the face of the unprecedented COVID crisis!

For a professional, a body of water may also allow him to raise fish, water his animals, or even irrigate his crops.

From rarity comes exclusivity

Another reason some people invest in a pond is that it cannot be multiplied. Anything that doesn’t breed often has value, especially when it contains water. Don’t we say scarcity makes it expensive?

Indeed, unlike a classic property that can be multiplied by building permits, a pond is more difficult to replicate for many understandable reasons. Pond permits are not easy to obtain, and for good reason.

Therefore, it is safe to say that pond prices will continue to rise.

Potential Income

The pond is also a property that can be rented. Fishing, for example, is the first thing that comes to mind. Carp or predator lovers sometimes pay good sums to play their favorite sport (No Kill) and catch a good catch, which they release into the water for other fishermen!

Waterfowl hunting is also popular. The rent can be significant (rates for the number of nights?), especially for night hunting in a hut in Nord-Pas-de-Calais. Enthusiasts of this particular hunt stand guard in the hut all night, waiting for migratory ducks. Depending on the purchase price of the pond and its mode of operation, the yield can range from 0% to 15%.

2 – Where to buy a pond, at what price?

Since this property cannot be multiplied, it will be easier to go and find a rare pearl where there are many ponds to increase your chances tenfold, such as the Plateau de Mille Étang, which has a geographic area of ​​more than 220 km² in the northeast of Haute-Saône .

The Dombes region is also very well stocked. You can also find a pond in resource-limited areas by viewing ads, consulting experts, or making an offer directly to the owners.

The price of a pond depends on many factors. The common belief that a pond costs around €10,000 per hectare is too simplistic to be generalizable. As in the forest, the price per hectare depends on the compliance of the pond with legislation, its danger to the environment, its nutrition, its stocking with fish.

The smaller the pond, the higher the price of its surface will be. Some ponds in the most popular places are sold at exorbitant prices and without advertising, they are so in demand and rare. The most expensive region is Nord-pas-de-Calais.

When evaluating the selling price, two points should not be overlooked: the depth of the pond and its livestock. Some vendors may have put in a few good bits, like carp perfect for no-kill lovers, but beware of vendors who tell you they put some of them in when there isn’t one in the pond…

This information must be checked on special equipment. The fishing federation of the department will certainly help you in your search.

However, we must remain vigilant because the law is strict and the rules are precise.

3 – What precautions to take?

The regulation of ponds is very complex and meticulous, at many points it is desirable to be vigilant.

Pond or pond?

A body of water will be legally qualified as a pond if its water surface exceeds 1000 m² (below it would be a pond). If this is a pond, then you will need to know the date of its creation, because the 1992 water law changed the regulation a lot.

Submission :

There are two main principles depending on the nature of the pond:

Closed waters: quite rare, which correspond to water surfaces that do not communicate with watercourses, with the exception of periods of flood and drainage.

In this case, gravel pits are undoubtedly one of the lowest risk investments and investment (works) associated with the rules.

open waters: a natural or artificial body of water established in a stream or spring that does not impede the free movement of fish. (In the sense of fisheries policy, batras and crustaceans fall under the category “fish”).

Bogs, bogs, ponds, wetlands of all kinds are characterized by exceptional biodiversity. They play a role in flood prevention and water management. Therefore, it is also necessary to show interest in biodiversity provisions, as they will not allow for all the desired changes.

Job Compliance

Structures are devices that ensure the proper functioning of the pond: dams, embankments, fish nets, etc. These structures must also comply with current regulations.


Emptying is usually carried out to achieve the following goals: maintenance work, stock control, vegetation management, etc. Emptying must be authorized by the competent authorities upstream and allows you to know the general and sanitary condition of the pond without any obligation . spend some before selling however.


The surroundings of the pond (bank, trees, etc.) should also be regularly maintained by a forester, landscape designer, etc. If trees threaten the safety of the pond, they must be cut down.

Isolated and private places are now being vandalized and poached. To avoid this, it is important to restrict access to the boundary of the property as much as possible and to clearly mark private property with readable “no private property or no swimming” signs in order to protect yourself at the level of insurance in case of an accident (drowning, etc.). It will also prevent poachers from illegally setting up “traps” to collect frogs from your pond.

Declaration of Existence/Benefit

The pond must be declared to the DDT (departmental administration of territories), and the seller must provide you with this document, otherwise it will have to be issued. If the pond is not based on ownership (if it is not listed on the Cassini map or in a document confirming its existence before 1789) and if no claims were made in the DDT, then even the existence of the pond can be called into question, and your deal risky!

The ponds are also under the priority right of a number of organizations: SAFER, the State, the Conservatory of Espaces Naturels… who can thus become buyers on your behalf!

Price, current legislation should not be taken lightly before taking advantage of a relaxing weekend. An investment in pleasure is an investment!