Charm, Character, Comfort & Convenience.

• Luxury 5 bedroom house in a private, rural, edge of village location plus 2 Bedroom Guest Lodge. 328 m2 habitable space. 9.4 acres of land
• 75 m2 decked sun terrace, landscaped garden and parkland, 68 m2 Outdoor Dining Terrace, 10x5m Swimming Pool, floodlit 135 m2 Boules Court
• New roofing, windows, electrics, plumbing and central heating. Double glazed throughout. Scope for future added value development of outbuildings.
• 5 minutes from beautiful lake with a beach, 50 minutes from Ski resorts, 2.5 hrs to Atlantic or Mediterranean coasts
• Easy access to Airports at Toulouse (50 mins), Tarbes (60 mins), Pau (90 mins). 20 minutes to Aeorodrome with light aircraft landing facilities and secure parking

• Bedrooms: 5
• Rural
• Village
• Terrace
• Outbuildings
• Swimming pool
• Double glazing

• Condition - Restored / Habitable
• Roof - New
• Drainage - Septic tank
• Water - Mains
• Heating - Central heating
• Electricity - Mains

An exceptional property offering a unique combination of charm, character, comfort & convenience. Occupying a prominent yet private position on the outskirts of an attractive & popular village,dominated by it’s « fairytale style » château,with views across the surrounding rolling countryside towards the nearby lake. Excellent location for all amenities & services including a well stocked village shop, post office, hairdresser, restaurant, infant school & bus service to other local public and private schools. A « turn key » property, with land, which still offers scope for further added value improvements and /or development either to further enhance it as a home, or to create rentable accomodation /equestrian facilities.

GROUND LEVEL
Entrance Hall (12.5 m2) Featuring an attractive & original decorative tiled floor and impressive double spiral staircase rising to the first & second floors. The hall provides access to the Dining Room, Sitting Room and Kitchen. Dining Room (25 m2) Dual aspect with windows to the side (north) and front (east) providing views across the front parkland and Boules Court towards the valley beyond. Exposed ceiling beams and a tiled floor. Large open fireplace with working bread (or pizza !) oven for fun indoor dining. Convenient serving door provides quick and easy access to the kitchen via the utility room. Built-in cupboards above the serving door and beneath both windows provide useful storage. Sitting Room (44 m2) A spacious and light filled room with three windows to the front (east) giving views across the front parkland towards the Guest Lodge and pastureland beyond. Exposed ceiling beams and a tiled floor. Central fireplace with a log burner and beamed overmantle with decoratively carved supports. Kitchen /Diner (34 m2) Fully fitted kitchen with cream display, wall & base units. The peripheral units have solid oak worktops and tiled splashbacks. The centre island worktop is black granite. Exposed ceiling beams and matching overmantle beam in the stone chimney breast which accomodates a recessed range style cooker. An extractor with downlights is also built ito the chimney breast above the cooker. There is an integrated dishwasher (included in the sale) next to the « butler style » sink. The spacious dining area easily accomodates a large table and chairs for informal dining. Centrally positioned double doors open onto the Outdoor Dining Terrace (68 m2) which is surrounded by a dry stone wall and rockery garden with ornamental pond and water feature& has views across open pastureland towards the château on the horizon.Utility Room (120m2)Whitewashed exposed ceiling beams and tiled floor. Plumbing for a washing machine and vent for a tumble dryer with worktop above. Large recess to accomodate an « American style » fridge/freezer. Half glazed door to the Outdoor Dining Terrace and serving door through to the Dining Room. Further doors give access to a Toilet /Washroom (3 m2) fitted with a white WC, washbasin and built-in shower enclosure with safe thermostatically controlled overhead shower plus hand shower attachment, and a Storeroom/Cloakroom (1.6 m2) Study (9 m2) With window (west) onto the rear rockery garden. Wine Store (4.5 m2) Store Room (6 m2) Houses the pump, filter and salt electrolysis units for the swimming pool.

FIRST FLOOR
Landing (8 m2) With window to the front (east) giving views towards the Guest Lodge and pastureland beyond. Bathroom (11.50 m2) Tiled floor and matching half tiled walls. Ceiling mounted louvre window Useful built-in storage cupboard with sliding doors. Built-in fan assisted air extraction system to remove condensation. Fitted with a white washbasin, WC, double ended bath with centre fill /drain and a built-in double shower enclosure with safe thermostatically controlled overhead shower and hand held attachment. Bedroom 1 (14 m2) Double bedroom with exposed ceiling beam and wood floor. Single window (north) En-suite (7 m2) fitted with a white washbasin and WC. Bedroom 2 (19 m2) Double bedroom with wood floor and dual aspect windows to the front (east) and side (north). 2 built-in wardrobes fitted with shelves and hanging rails. Bedroom 3 (24 m2) Master bedroom suite with exposed ceiling beams and wood floor. Dual aspect with window (east) over the front parkland and double doors to the side (south) leading directly onto a lovely south facing Decked Terrace (75 m2) with views and access to the landscaped upper garden and swimming pool. En-Suite Dressing Room (11.5 m2) Wood floor and single window (south). Fitted with a range of hanging rails, shelves and shoe racks. En-Suite Bathroom (11.5 m2) Wood floor, exposed wall beams and feature stone wall. Ceiling mounted louvre window Built-in fan assisted air extraction system to remove condensation. White WC, twin washbasins set into a vanity /storage unit with tiled surround and splashback. Built-in shower unit withoverhead shower, hand shower attachment and body massage jets. Jacuzzi bath with tiled surround.

SECOND FLOOR
Landing (8 m2) Doors off to both attic bedrooms. A large built-in wardrobe fitted with drawers, hanging rails and sliding doors spans the width of the landing between the two doors, providing storage to both bedrooms. Bedroom 4 (26 m2) Double bedroom with exposed ceiling beams and wood floor. 2 floor level box windows to the front (east) and side (north) plus a ceiling mounted louvre window. Bedroom 5 (27 m2) Double bedroom with exposed ceiling beams and wood floor. Single floor level box window to the front (east) plus a ceiling mounted louvre window. GUEST LODGE Sitting /Dining/ Kitchenette (30 m2) Open plan area fitted with wall and base units with teak doors and drawers and a black granite effect worktop incorporating a sink and 4 ring gas (butane) hob with filter hood and downlight. A tower unit incorporates a programmable electric oven and a recess in the wall houses the microwave. (included in the sale) Bathroom (4 m2) With tiled floor and white washbasin, WC and built-in shower enclosure. Bedroom (10 m2) With a single window (east) giving views directly across the enclosed pastureland towards woodland beyond. Mezzanine Floor (10 m2) Accessed via a small staircase from the sittng area. Laminated wood floor and windows to the front (east).Suitable for use either as an additional occasional double bedroom or for storage.
OUTSIDE
Upper Garden (4000m2) Landscaped, south facing garden laid mainly to grass with dry stone raised beds containing mixed shrubs and small trees. The salt-water Swimming Pool (10 x 5 metre) is positioned at the centre of the garden and benefits from day long sunshine. Installed in 2007 the pool carries a 10 year warranty and features Roman steps, roller cover and cleaning robot and is finished with a natural stone surround. Upper Paddock (1500 m2) Enclosed with 1.2 metre fencing and a 3.5 metre access gate. Direct access for livestock into current Barn section of outbuilding. Parkland (7500 m2) Straddling the sweeping gravelled driveway and stretching from the house frontage to the lower pastureland the parkland is laid mainly to grass and features a variety of attractive trees including ornamental conifers, horse chestnut, walnut, sycamore, acacia, apple, plum, pear, fig and cherry. Boules Court (135 m2) Gravel finished floodlit Boules Court with an adjoining covered entertaining area of 20 m2. Attractive planted angles at each corner and views across the lower pasture and the valley beyond. Lower Pasture (25000 m2) Enclosed with 1.2 metre fencing and accessed via a 3.5 metre gate. Currently sub-divided into 2 smaller pastures, each of of 6000 m2, and a larger pasture of 13000 m2. All areas are accessed by seperate 3.5 metre gates. Pond (35 m2) Naturally sourced from an underground spring with views towards the château at Saint Blancard. Well Benefits from a permanent water source and has a concrete lined shaft. Located at the foot of a mature horse chestnut tree near the Guest Lodge.

OUTBUILDINGS
Boiler /Store Room (11 m2) Housing a « Geminox » oil fired central heating boiler, installed in 2008. Centre light and wall mounted power socket. Tap for hose pipe. Store Room (12 m2) Housing a 2500 litre capacity oil storage tank. Double door facilitates easy storage of ride-on lawnmower. Workshop (25 m2) Fitted with shelving and ground level storage units Centre light and wall mounted power socket Garage (45 m2) Sliding wooden access door. Accomodates up to 3 vehicles Centre light and access door to rear barn. Store Room (18 m2) Currently used for storage of feeds for existing livestock pets. Rear Barn (84 m2) Completely hidden from view at the rear of the garage, facing north and overlooking the naturally sourced pond with direct access to the enclosed lower pasture. Scope to develop for either accomodation or equestrian use. Bodega (134 m2) Built circa 1980 & in sound structural order, this single storey outbuilding is discretely positioned away from the house and borders an upper paddock of 1500 m2. With a seperate access it offers a number of potential development opportunities :

Renovate to create an annex to the main house (games room, gymnasium, sauna, etc) The paddock is an ideal size to accomodate a tennis court.
Renovate & extend to create holiday accomodation with seperate access, parking & sufficient space for a seperate swimming pool if required. 3)
Convert into stabling & create a manege/training arena in the paddock area.
Renovate & sell as a seperate dwelling with 1500 m2 garden
Separate from existing deeds & sell for development
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