LAROQUE-TIMBAUT, Aquitaine, Address available on request

Details :- Reference: PFYR-T174000. On the edge of the pretty village of Laroque-Timbaut, set within a beautiful, secluded valley, with panoramic views across woodland and sunflower fields is this former fruit farm.<br />Accessed via a private, gated driveway this ensemble of 2 fully renovated houses, heated swimming pool, barns & stables on just over 5 Hectares of farmland, several water sources and  a small vineyard.<br /><br />Main House:<br />Arranged over 2 levels incorporating an independent studio apartment.<br />Ground Floor:<br />Studio apartment  -  lounge, independent kitchen, shower room + WC.<br />Bedroom 1  + en-suite corner bath, Italian shower, double vanity, WC, heated towel rail.<br />Utility Room <br />A further storage area/ pool equipment room on this level.<br /><br />First Floor:<br />Bedroom 2 - built in wardrobes, study area and en-suite shower room/WC.<br />Bedroom 3  - Guest bedroom  with views over the vines.<br />Shower room - walk in shower, double vanity, WC,<br />Hallway<br />Kitchen +Lounge/Diner .Fully fitted, modern kitchen  and adjoining lounge area. Godin woodburner.<br /> Conservatory - to the rear of the property  with direct access to the pool and terrace.<br /> Glazed veranda leads out from the kitchen to the spacious poolside Terrace.<br /> Pool 12m x 5m, heated, chlorine.<br /><br />2nd House:<br />The original stone Farmhouse has been tastefully renovated whilst retaining its original charm and  now run as a successful Gîte.<br /><br />Lounge, dining area, corner kitchen - wood-burner, dining area and modern fitted kitchen.<br /> Bedroom ,separate shower-room,WC.<br />Potential to increase number of  bedrooms in the the convertible attic.<br />A private garden and barbecue area for guests.<br /><br /> Barn - adjoining 2nd house.<br />Woodshed   Sits separately, behind the property<br />Tobacco Barn  for storage and  with potential to be re-purposed.<br /> Within the land a chicken house, field shelter for horses, a vegetable patch and  selection of fruit trees.<br /><br /> Energy and consumption are becoming key purchasing points. The main house is heated and cooled with an air source heat pump.<br />Both houses are  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.<br /><br />Situated  on a sunny south eastern facing slope with pasture for horses  and with  4 separate water sources  the property is ideal for a small holding.  The small Vineyard, currently producing 80 litres of Merlot annually.<br />The village   is a few minutes drive, with weekly market and all day to day amenities<br />The local station with trains to Agen and  TGV link to Paris.  <br />Agen and large retail park a 20 minute drive. .<br /><br />A beautiful area  with plenty outdoor activities on offer as well as nearby theme parks and treetop adventure centre<br />2 Septic tanks<br />ADSL available.<br />A property well worth a Visit!<br />Including fees of 4.18% to be paid by of the purchaser. Price excluding fees 431 000 €. Energy class C, Climate class A Estimated average amount of annual energy expenditure for standard use, based on the year's energy prices 2021: between 1641.00 and 2220.00 €. Information on the risks to which this property is exposed is available on the Geohazards website: .