Renovated 5 Level South-Facing Stone House in Ceps on River Orb in Parc Naturel Régional du Haut-Languedoc

Property Description

Summary
An old, renovated, low maintenance, three bedroom house built of river stone over 5 levels. Located in Ceps, a village of < 100 properties on a hillside, overlooking the river Orb, surrounded by vineyards and beautiful wooded countryside in the Haut-Languedoc Regional Natural Park, bordering the foothills of the Cevennes. There is a separate 155 m^2 garden bordering the river 150 m from the house, which has been our holiday home for > 30 years.

Furniture and contents of the house could be sold separately.

Location
Ceps is ca. 34 km NW of Beziers, the nearest city, and ca. 50 km from the Mediterranean sea. The house is located in the centre of the village, with its imposing arched bridge over the beautiful River Orb, known for its fishing, swimming and canoeing, and running south from Mt. Caroux (> 1000 m) and the Gorge d'Heric, ca. 10 km N.
The evolution and layout of old stone villages resulted in the house being embedded within others, but providing secure, quiet and private accommodation with access to light and extensive views of the valley.

Access
To access the village, ca. 5 km NW of Roquebrun, leave the D14 from Béziers to Tarassac, on a steep descent to cross the river over the single-carriageway stone bridge over the river Orb. Parking is available near the bridge, by the cemetery, and there are some individual public spaces in the village, one of which as almost opposite the front of the house.
Travel by Air: Ryanair (www.ryanair.com) flies to/from the airports of Béziers, 48 km SE of Ceps; Carcassonne, ca. 90 km SW; Perpignan, ca. 125 km S; EasyJet (www.easyjet.com) flies to/from Montpellier, ca. 105 km SE, and Toulouse, ca. 160 km W.
Travel by Train: Béziers station (35 km) is on the SNCF rail network (ww.sncf.com/en/passengers).

Interior
From street level, the front door provides access to the beamed living room with traditional stone floor and a wood burning stove. Three steps lead up from the living room to the kitchen / dining room, equipped with a gas hob, multi-function electric oven / microwave, larder fridge, dishwasher. Sliding double-glazed doors open to a small terrace.
From the living room, a traditional winding staircase leads up to the first floor, with two small, beamed bedrooms with double beds, one with a fitted wardrobe. From the 1st floor landing, an open wooden staircase leads to up a third, double aspect beamed bedroom with a double bed, double futon sofa bed, wardrobe, a sitting area and an air conditioning unit. The window to the south has views to the river and valley, that to the north faces the wooded hillside, which also can be viewed from the 2 double-glazed Velux roof windows, with roller shutters. The highly insulated tiled roof was replaced in 2012.
At the rear of the kitchen is the main shower room, equipped with shower, basin, WC, bidet and electric heater. An open wooden staircase leads down to a utility room, housing an electrically heated 200 litre hot water tank, a washing machine and a freezer and additional fridge; on the same level, there is a second shower room and a tool room below the living room, connected via steps and a trap door. From the utility room, a door leads to external stone steps down to a shared alleyway leading to the lower part of the village and the river beyond. From the bottom of the steps, a doorway leads to the cave, where firewood and a 5 m canoe are stored.
The stone walls are > 0.6 m thick, ensuring the house remains relatively cool in the summer and retains heat in winter. As well as a wood burning stove with insulated double-walled stainless steel flue through the rooms above to the roof, there are electric heaters in all rooms. Ground floor and terrace doors are double glazed. All 3 bedroom windows have net roller insect blinds, with traditional or roller shutters, including to the double glazed Velux roof windows, for privacy and insulation against heat loss/gain.

Exterior
The house’s mortared stone walls are painted white. Its narrow street level elevation and recessed front door belies the space beyond, benefitting security. From the 1st floor landing, 3 steps lead up to double-glazed door and a 7 m x 3.5 m tiled terrace beyond, with an open tiled roofed area (2.5 m x 3.5 m), with views down to the river (ca. 100 m) and the wooded hillside beyond. The 155 m^2 garden bordering the river is ca. 150 m from the house.

Additional Details
Ceps is 5 km NW of Roquebrun, where there is a small supermarket, bakery, post office, bars, 3 restaurants plus pizza outlets, an estate agent, and the Mairie. In the summer, canoes can be rented for river descents.
Ceps benefits from a micro-climate. The elevation (ca. 150 m above sea level) and proximity to the mountains moderate summer heat compared to the coastal plain.
The local area has many beautiful (round Le Cayre and L’Ayrolle hills behind Ceps) and dramatic walks through the wooded hillsides of Mt. Caroux and the Gorge d'Heric. The Mediterranean garrigue vegetation of evergreen holm oak, chestnut and Mediterranean flowers means the hillsides are always green. Wild boar are hunted in the woodland; polecats, kingfishers, herons and egrets are to be seen by the river, and eagles and vultures soar over the hilltops.
Cleanliness and temperature (usually > 20 C in summer) of the river is tested regularly (https://www.roquebrun.fr/ceps), so it is safe for swimming. Whilst there is direct access to wild countryside, sandy beaches are less than an hour away. Beziers, on the Orb River, is a thriving city with pre Cathars history, the Unesco locks site on the Canal du Midi, beautiful architecture, and Michelin recommended restaurants. There is a 9 hole golf course at Lamalou ca. 22 km NE of Ceps.
Many local vignerons sell wines directly. Wines from the 20 villages of the St. Chinian appellation, which includes Ceps/Roquebrun, are highly regarded internationally, as are many independently produced wines.
Fibre internet is available in the village and there is excellent mobile network coverage.