Lot Et Garonne. Near Laroque Timbaut- Set of 2 Houses, Swimming Pool, Outbuildings on 5 Hectares

Property Description

UNDER OFFER

Set within a beautiful, secluded valley, with panoramic views across woodland and sunflower fields is this former fruit farm.
Accessed via a private, gated driveway and composed of an ensemble of 2 fully renovated houses, heated swimming pool, barns & stables on just over 5 Hectares of farmland, several water sources and including a small vineyard.

Main House:
Accommodation is arranged over 2 levels incorporating an independent studio apartment.
 
Ground Floor:
Studio apartment  (17m2) with cosy lounge, independent kitchen (6.6m2), modern shower room with walk in shower, washbasin and WC.
Bedroom 1  (17m2) with its, luxury en-suite (13m2) with corner bath, walk in Italian shower, double vanity, WC, heated towel rail and travertine tiling.

 Utility Room (3m2)
 A spacious storage area and pool equipment room on this level.
In the lower hallway a quiet study area.
The staircase with in tread lighting leads up to the-

First Floor:
Bedroom 2  (25m2) -  with built in wardrobes, study area and en-suite shower room/wc.
Bedroom 3  (12m2) -  Guest bedroom  with views over the vines.
Shower room (5m2)  large walk in shower, double vanity, WC, travertine tiling.
Hallway
KItchen +Lounge/Diner (32m2).The fully fitted, modern kitchen with large family dining table and the adjoining lounge area which is bright and airy, with views over the pool and with a Godin wood-burning stove for the cooler months.
 Conservatory  situated  to the rear of the property  with direct access to the pool and terrace.
 A glazed veranda leads out from the kitchen to the spacious poolside Terrace. A lovely spot to enjoy barbecuing and dining al-fresco whilst taking in the far-reaching views of the countryside.
A beautiful heated pool (12m x 5m, salt), with surrounding sun terrace.

The 2nd House:
The original stone Farmhouse has been tastefully renovated whilst retaining its original charm and is now run as a successful Gîte.

Lounge, dining area, corner kitchen (28m2) the original fireplace now fitted with a wood-burning stove, dining area and the modern fitted kitchen.
 Bedroom (11.5m2)A pretty double bedroom  and separate shower-room,WC.

Potential to increase the number of bedrooms by utilising the convertible attic space.
 A shady private garden and barbecue area for guests.
Below the Gîte on the ground floor is a spacious area currently used as a games room and cycle storage.

 Barn (73m2 +68m2, 2 sections) adjoining 2nd house. for housing animals or as storage.
Woodshed  (70m2) Sitting separately, behind the property
Tobacco Barn (134m2) for storage of farm equipment or with the potential to be re-purposed.
 Within the garden a secure chicken house, field shelter for horses, a vegetable patch and a selection of fruit trees including apple, pears, plums and fig.

 Energy and consumption are becoming key purchasing points. The main house is heated and cooled with an air source heat pump. The DPE index is C for an annual energy consumption of 172 kWh / m2. The GHG index is category A indicating a very low rate of greenhouse gas emissions (5 Kg CO2 / sqm / year).
Both houses are fully double glazed and also benefit from PV electric panels, which are auto consummation, so the property uses  the electricity  produced before it goes into  the grid.  A saving of almost a 1,000 Euros last year,  plus savings on electricity.

The land is on a sunny south eastern facing slope with pasture for horses . Having  4 separate water sources  the property is ideal for a small holding.  There is also the opportunity to expand the small Vineyard, currently producing 80 litres of Merlot annually.
The pretty village of Laroque Timbaut  is a few minutes drive, with weekly market and all day to day amenities
 Agen  with its large retail park is a 20 minute drive. The local station with trains to Agen and the TGV link to Paris.  

A beautiful area  with plenty outdoor activities on offer as well as nearby theme parks and treetop adventure centre.
Taxe Foncière-2,312 Euros
2 Septic tanks
ADSL available.
A property well worth a Visit!