House buy in Laroque-Timbaut Nouvelle-Aquitaine

Exclusive to Agence Newton. Set within a beautiful secluded valley, with panoramic views across woodland and sunflower fields is this former fruit farm. Accessed via a private and gated driveway and composed of an ensemble of 2 fully renovated houses, with heated swimming pool, and spacious outbuildings on just over 5 Hectares of farmland, including a small vineyard. Main House: The accommodation is arranged over 2 levels incorporating an independent studio apartment. Ground Floor: Studio apartment (17m2) with cosy lounge, independent kitchen (6.6m2) and 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) There is also 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) - a spacious bedroom with built in wardrobes, study area and en-suite shower room/wc. Bedroom 3 (12m2) - a Guest bedroom with views over the vines. Shower room (5m2) with 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 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), very well maintained 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 Gite. Entrance via a short flight of steps to the covered Terrace and into the comfortable living area with beamed ceiling. Lounge, dining area, corner kitchen (28m2) with 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. The house has the potential to increase the number of bedrooms by utilising the convertible attic space. A shady private garden and barbecue area for guests. Below the Gite 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 consommation, 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 property is close to all amenities and located 2.5 km from the pretty village of Laroque Timbaut with its Thursday morning market, all day to day amenities including, bakers, butchers, pharmacy, post office, bank, small supermarket, primary school and sports facilities as well as some excellent restaurants and cafes. The larger town of Agen is only a 20 minute drive with its neighbouring retail park. The local station with trains to Agen and the TGV link to Paris. A beautiful area with some of the 'Plus Beau Villages' of France close by and with plenty outdoor activities on offer including cycling, golf, horse riding and canoeing, as well as nearby theme parks and treetop adventure centre. Taxe Fonciere-2,312 Euros 2 Septic tanks ADSL available. A property well worth a Visit!