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

Property Description

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.
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.

Main House:
Arranged over 2 levels incorporating an independent studio apartment.
Ground Floor:
Studio apartment  -  lounge, independent kitchen, shower room + WC.
Bedroom 1  + en-suite corner bath, Italian shower, double vanity, WC, heated towel rail.
Utility Room 
A further storage area/ pool equipment room on this level.

First Floor:
Bedroom 2 - built in wardrobes, study area and en-suite shower room/WC.
Bedroom 3  - Guest bedroom  with views over the vines.
Shower room - walk in shower, double vanity, WC,
Hallway
Kitchen +Lounge/Diner .Fully fitted, modern kitchen  and adjoining lounge area. Godin woodburner.
 Conservatory - to the rear of the property  with direct access to the pool and terrace.
 Glazed veranda leads out from the kitchen to the spacious poolside Terrace.
 Pool 12m x 5m, heated, chlorine.

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

Lounge, dining area, corner kitchen - wood-burner, dining area and modern fitted kitchen.
 Bedroom ,separate shower-room,WC.
Potential to increase number of  bedrooms in the the convertible attic.
A private garden and barbecue area for guests.

 Barn - adjoining 2nd house.
Woodshed   Sits separately, behind the property
Tobacco Barn  for storage and  with potential to be re-purposed.
 Within the land a chicken house, field shelter for horses, a vegetable patch and  selection of fruit trees.

 Energy and consumption are becoming key purchasing points. The main house is heated and cooled with an air source heat pump.
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.

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.
The village   is a few minutes drive, with weekly market and all day to day amenities
The local station with trains to Agen and  TGV link to Paris.  
Agen and large retail park a 20 minute drive. .

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