Description:

2 ensuite bedrooms
* Separate Family bathroom
* 125 m2 habitable space
* 2400m2 terrain (approx.)
* Underfloor heating in part
* Reversible AC units in bedrooms
* Double-glazing throughout
* Heated Swimming pool - 9x5m
* Fabulous wrap-around covered terrace
* Fully fenced and enclosed garden - ideal for animals or children
* 5 minutes from lovely Golf Course
* 10 minutes from Market town with all amenities
* 45 minutes from Bergerac airport, 1.5 hours from Bordeaux

Set in stunning countryside with panoramic views, this smartly restored farmhouse is the perfect, low-maintenance holiday home. A haven of peace and tranquility drenched in Lot et Garonne sunshine. The ideal bolthole to escape the stresses and strains of busy lives.

This superb stone property has been stylishly renovated throughout, boasting modern enhancements such as underfloor heating, reversible AC and double glazing, alongside charming character features like clay tiles, exposed stonework and beams. There are two ensuite bedrooms, a family bathroom, a sizeable kitchen and a separate living room and a fabulous wrap-around terrace with far-reaching views. The recent addition of a swimming pool and smart terracing ensure this is an ideal second home or indeed a permanent home for a couple and make it a must-view property.

Early viewing advisable!

ACCOMMODATION
The property is split-level, built into a hillside, so it has the appearance of being single story as you approach it. From the other side, however, it is two storey, The lower storey has a smaller footprint than the top storey. The main living room & ensuite bedrooms are on the Raised Ground floor, with the Kitchen, Utility Room and a third bathroom on the Lower Ground Floor.

Ground Floor (Raised)
Through Front Door into:
Entrance Hallway - 1.8x2.5m (4.7m2)
Upon entering, you are immediately introduced to the warm, natural tones in evidence throughout the property. Neutral stonework is juxtaposed with the warm brown tones of the wooden beams and windows. The overriding sense is a cosy and inviting one! The style of the interior is completely harmonious with the period and character of the property. The terracotta clay tiles on the floor add further warmth to the interior scheme. There is a feeling of light and space as you enter the property due to the exposed apex beams of the roof.

Through into :
Living Room - 2.9x2m (6m2) + 4.3x5.1m (22m2) = 28m2
The same theme of terracotta tiles on the floor and a mixture of exposed stonework and plasterwork on the walls with exposed beams at every turn. This triple aspect room is flooded in natural light due to two sets of French doors leading out onto the terrace and a further window. It feels very light and airy, but the biggest advantage of the abundance of windows is the fabulous view that you catch glimpses of from wherever you are in the room. There is an effective woodburning stove which can be used to take the chill off during the cooler months. Alternatively, you could choose to use the underfloor heating during the Winter time or on a cooler day.

From landing to left of staircase, through door into:
Bedroom 1 - 3,9x4.5m (18m2)
Wooden floors, exposed beams on ceiling. French doors out onto wrap around terrace. Windows over garden with countryside views beyond. Room for Double bed plus single, or three single beds as per current layout. Bank of built-in wardrobes running the length of the room - Fantastic storage solution. Reversible AC/Heater unit.

Through into
Ensuite Bathroom - 3x1.7 (5m2)
A bath with a view! Stunning countryside views from the comfort of your bathtub! There is a shower connection over the bath also. In addition, there is a sink with vanity unit under, heated towel rail and a W.C.

From Entrance Hall, through door into:
Bedroom 2 - 4.3x3.8 (16m2)
Wooden floors, exposed stonework & beams. Large window overlooking terrace near front door of property. Reversible AC/Heater unit above bed. Double built-in wardrobe.

Through door into:
Ensuite Bathroom - 1x3m (3m2)
A free-standing shower cubicle, sink with vanity unit. W.C. Heated towel rail.

Down the smart, bespoke wooden staircase to:
LOWER GROUND FLOOR

Downstairs Hallway - 1.8x2.5m (5m2)
Tiled floors (same in Kitchen & Bathroom), room for some storage under the stairs.

Through door into
Kitchen - 4.5x5.3m (24m2)
A lovely, large, light room, with French doors leading outside. West-facing window above sink with with glorious countryside views. Fitted base level wooden shaker style units, with tiled splashback. Double sink, gas hob & extractor fan, electric eye-level oven and in-built microwave. Large Single Fridge and Freezer next to each other. Room for a large table or more free-standing units.

Bathroom - 2.3x2.5 (6m2)
Tiled floor and walls. Italian shower cubicle. Tiled in subtle pastel shades - green & grey. Half wall separating shower from W.C. Long tiled countertop with sink set into it. Window to rear of property. Heated towel rail and extractor fan.

Accessed at bottom of staircase:
Utility Room - 2.3x5m (12m2)
Plumbing for washing machine, room for dryer. Double Belfast sink. Lots of storage. Room to build further storage solutions, both under the sink and around the walls in the remainder of the room. Hatch to access the underground well. There is a pump in place, but it has never been used by the current owners, but it could be used to water the garden with a little work on the pump. Window to rear of property.

Outside

The large plot is laid mostly to lawn and slopes away gently from the house & terrace. It is the ideal plot for pets as it is fully fenced and secure. This also gives peace of mind with children or grandchildren. There is a hedge alongside the lane which runs past the property and ensures maximum privacy.

There are several terraces at this property - one invaluable covered terrace that wraps around the house on three sides of it offering much-needed shade from the heat of the Summer sun. This is directly accessible from the house, via French doors from both bedrooms and main living room. As such, part of this terrace could be enclosed to form a conservatory or additional living space or an extra bedroom according to your requirements. As it stands, it offers a fantastic extension to your living space and is undoubtedly where you will gravitate towards from the minute your rise, till late evening during the warmer months of the year to soak in the ever-changing landscape whilst sipping a glass or two of the local vino! Or simply to sit and to watch the most mesmerizing sunsets to the West. It's a fabulous entertaining space, ideal for hosting Summer parties & BBQ's.

There is a smaller terrace set lower down from the main terrace which currently houses a BBQ and is easiliy accessible from the Kitchen down below via some steps.

The third terrace added more recently is accessed via a handful of steps down from the main terrace, sitting lower still. It surrounds the swimming pool, offering plenty of room for sunloungers or a table and chairs. This, like the main terrace is South-facing and is an absolute suntrap!

Heated Swimming Pool - 9x5m - installed in October 2013. Complete with internal roman steps and an electric pool cover.
Terrace around pool built in Spring 2014.

Miscellaneous

Drainage - Fosse septique - installed in 2013
Heating - Underfloor heating - controlled by three thermostats - 1 upstairs and 2 downstairs & wood burner in lounge & reversible AC/Heating units in both bedroooms
Taxe Fonciere - 525€
House alarm - not required, but useful if absent for long periods
Satellite Dish & Wifi
Distance to amenities - 10 minutes from Miramont de Guyenne with its supermarkets, doctors, dentists, opticians, vets, weekly market, schools,
5 minutes from two villages with amenities.

EPC Certificates

Locality: Eymet

Departement: Dordogne 24

Region: Aquitaine

Key Accommodation

Bedrooms: 2

No. Bathrooms: 3

Habitable Living Area m2: 125

Office ID: APS3035

Land Type/Amount

Land/Garden m2: 2400

Additional Details

Closest town: Eymet

Overview: APS3035 2 ensuite bedrooms, Separate Family bathroom, 125 m2 habitable space, 2400m2 terrain (approx.), Underfloor heating in part, Reversible AC units in bedrooms, Double-glazing throughout, Heated Swimming pool - 9x5m, Fabulous wrap-around covered terra

Fees: FAI (Agency Fees Included)

Potential: Income Potential

Location: Town/Village

Condition: Fully Restored (excellent)

Other Features: Pool

About Aquitaine

As of 2016 Aquitaine has merged with Limousin and Poitou-Charentes to form Nouvelle Aquitaine but under this regional section we will be covering just some of the regions of the old Aquitaine, our two favourite regions, Dordogne and Lot et Garonne. Both are defined by their rivers, the River Dordogne which rises in the Auvergne and enters the Atlantic at the Gironde Estuary and the Rivers Lot and Garonne. With these major waterways threading their way through the countryside this is a good area for anyone wanting to buy French property where they can indulge in fishing, boating or swimming. But the rivers are not only the special features of this part of France there are wooded slopes, sunflower fields and rolling hills interspersed with medieval villages, castles, manors, dovecotes and windmills. The architecture is as charming as the rural settings of most of the houses in Dordogne and the houses in Lot et Garonne.

The countryside and the architecture are both major attractions in these regions but the climate and food must not be forgotten. The regions both enjoy very comfortable climates, early springs, long warm summers, delightful autumns and cold, crisp winters. This climate allows the numerous street markets to flourish all the year round where the stalls abound in local, seasonal produce. Apart from the fruit and vegetables the area is renowned for its duck, goose and black truffles all of which combine with the local Bergerac or Bordeaux wines to create a feast fit for any occasion.

It is hard to differentiate between Dordogne and Lot et Garonne and most people find they move between the two departments without noticing any change in landscape, climate or way of life. It is usual that the final location chosen for the purchase of a house in France is driven by finding the right property whether it be a house in Dordogne or a house in Lot et Garonne.

Access to the area is easy with Bergerac Airport, with its flights from many U.K. Airports, being close to all the properties we have on offer. Bordeaux Airport is also readily accessible now that the new E70 autoroute is completed. For those wishing to drive into the area there is autoroute access direct from the channel ports.

The Healey Fox Service
With more than 30 years experience of the French property market the team at Healey Fox offer an efficient and professional service to anyone looking to buy a home in France. The company is based in Surrey in the U.K., where we are always happy to meet with prospective buyers. In France, we work with carefully selected bi-lingual agencies who have intimate knowledge of their areas and properties and will be on hand to assist you during your visits and throughout the purchasing process.
The team in the U.K. is headed by Dan Brewer who was educated in France and has lived and worked there. We have huge knowledge of the country and are always happy to help you to choose the right area for your personal needs and to help you select properties to suit your requirements. Once all that is sorted we will make viewing appointments with our partner agents who will show you selected properties and help you find the right one to buy. Throughout the purchase process both the team in the U.K. and the agents in France will work with you to ensure a safe, efficient and pleasurable buying experience.
If this is the service you are looking for, not only have you found it with Healey Fox but the good news is, it is free! You pay exactly the same commission to the French agent for the purchase as if you walked in off the street, the agent then shares that commission with us.
If a professional, free service is what you would like, call us, email us or check out our houses online.
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