An Ideal Living Environment with this 190m² Stone House + 1 Hectare Garden + Swimming Pool + Drillings

Property Description

Summary
Do you dream of a quiet life, away from the hustle and bustle, with no overlooking neighbors, while still being just minutes from Uzès?
Discover this magnificent stone house, nestled in the heart of a preserved environment in the Uzège region, also close to Alès and Bagnols-sur-Cèze. It's the ideal place for those seeking absolute tranquility and rejuvenating silence.

An Ideal Living Environment for Serenity

This exceptional residence offers you complete privacy. Imagine yourself enjoying your days in complete peace, without the slightest prying eye. A haven of peace and well-being.

A privileged setting with a unique living environment in the region, surrounded by nature, overlooking the castle of one of the most beautiful villages in France, just 15 minutes from Uzès, this stone house offers a 100 m² footprint on two levels (190 m² in total) + a 1-hectare garden in a natural setting + a swimming pool + 3 boreholes + a water distribution network throughout the garden.

This is a beautiful old stone farmhouse, facing south, with two floors, rebuilt in stone in the 1990s and currently undergoing renovations (over 50%).

Charming stone walls and floors, with spacious spaces, including a living room/lounge of over 60 m² and a spacious renovated kitchen. - Swimming pool (33 m³)
- Covered summer dining room with kitchen access
- Not overlooked
- Water wells with mains water supply

REAL ESTATE AGENCY: Please do not contact me!!!

- Excellent insulation: wall thickness (stone, brick, Siporex) from 80 cm to 1 m / attic insulation completed in 2023 + double glazing throughout the house = Energy Performance Certificate (DPE) C!!!
- Main heating: wood stove (Municipal firewood fee = 370 Euros/year!) + convector heaters in bedrooms
- Natural stone flooring throughout the ground floor
- Fully equipped kitchen (gas)
- 3 bedrooms / 2 bathrooms / 3 toilets (gas hot water)
- Outdoor/indoor video surveillance + 24/7 live cloud service on smartphone
- 1.7 Gbps fiber optic
- Registered swimming pool (33m3, expansion possible)
- Covered 3/4-vehicle shed, tool sheds, and several cabins
- Magnificent 1-hectare garden with views of the village and the hillside (ideal for jogging or mountain biking)
- Unique natural setting for the region
- 2 boreholes, including 1 equipped with a pump + 1 well (no water problem for irrigating the garden + water distribution network for the entire south garden)
- Bonus: Building permit to increase the number of openings (window > French window) approved by the town hall but not yet completed.

A unique house in the region, with great potential in terms of living space, garden space, tranquility, and privacy.

- Property tax: €1,200/year
- Electricity bill: €90/month
- Gas tank: €1,500 for 3 years (kitchen + gas water heater)
- Septic tank compliance completed in May 2025!

- Renovation work remains on the first floor (no parquet flooring, 1 bathroom to renovate, 1 bathroom to equip)

Location
Lussan, Gard: A Gem in the Heart of Occitanie
Lussan is a picturesque medieval village located in the Gard department of the Occitanie region, in the South of France. Nestled in a serene and authentic rural landscape, it boasts the prestigious label of "Plus Beau Village de France" (One of the Most Beautiful Villages in France), a testament to its preserved heritage and charm.

Geographically, Lussan is strategically positioned within a triangle formed by three key towns, making it an ideal base for exploring the diverse offerings of the region:

Approximately 20 kilometers (12 miles) north-west of Uzès, a charming ducal town famous for its historic center and market.

Around 25 kilometers (15 miles) east of Alès, a larger town often considered the gateway to the Cévennes National Park.

Roughly 30 kilometers (18 miles) west of Bagnols-sur-Cèze, a town located near the Rhône River and known for its Roman history.

This central yet tranquil location offers the perfect balance: the peace and quiet of the French countryside, combined with easy access to a wealth of cultural, historical, and natural attractions, as well as essential amenities and vibrant local life.

Promoting Quality of Life and Tourism: The Triangle of Uzès, Alès, and Bagnols-sur-Cèze
The area framed by Uzès, Alès, and Bagnols-sur-Cèze offers an exceptional quality of life and a rich tapestry of experiences for tourists, blending historical grandeur, natural beauty, and authentic Provençal charm.

Quality of Life: A Harmonious Blend of Serenity and Convenience
For those seeking an idyllic lifestyle, this region provides:

Pristine Natural Environment: Surrounded by garrigue, vineyards, and rolling hills, the air is clean, and the pace of life is relaxed. It's a haven for outdoor enthusiasts, offering endless opportunities for hiking, cycling, and exploring the beautiful landscapes of the Gard.

Authentic Village Life: Beyond the main towns, numerous charming villages like Lussan dot the landscape, offering a sense of community, local markets brimming with fresh produce, and a truly Provençal way of life.

Mediterranean Climate: Enjoy long, warm summers, mild winters, and abundant sunshine, ideal for outdoor living and savoring the local lifestyle.

Gastronomy and Local Produce: The region is a paradise for food lovers. Discover vibrant markets in Uzès, Alès, and Bagnols-sur-Cèze offering local olives, olive oil, truffles, Cévennes onions, goat cheese, and a fantastic selection of regional wines (Côtes du Rhône, Duché d'Uzès, Cévennes).

Accessibility and Infrastructure: While offering rural tranquility, the area is well-connected. Nîmes and Avignon, with their TGV stations and airports (Nîmes-Garons, Avignon-Provence), are within easy reach, providing swift connections to major French cities and international destinations. The A9 motorway is also accessible, linking to the Mediterranean coast.

Healthcare and Education: Larger towns like Uzès and Alès provide comprehensive healthcare facilities and a good range of educational institutions, ensuring a comfortable living environment for families.

Tourism: A Rich Tapestry of History, Culture, and Adventure
For visitors, the region offers an incredibly diverse array of attractions:

Uzès: The Ducal Gem:

Historical Splendor: Explore the magnificent Duchy of Uzès, its medieval narrow streets, charming arcades, and the stunning Fenestrelle Tower.

Vibrant Markets: Immerse yourself in the lively Saturday and Wednesday markets, renowned as some of the best in the South of France, offering local produce, crafts, and a true taste of Provençal life.

Proximity to Pont du Gard: Just a short drive away, the UNESCO World Heritage site of Pont du Gard, a colossal Roman aqueduct, is an absolute must-see.

Alès: Gateway to the Cévennes:

Nature and Adventure: Alès serves as an excellent starting point for exploring the Cévennes National Park, another UNESCO World Heritage site. This wild and rugged landscape is perfect for hiking, kayaking (e.g., in the Gardon gorges), and discovering authentic Cévenol villages.

Mining History: Discover the region's rich industrial past at the Mine Témoin (Show Mine) in Alès, offering a fascinating insight into coal mining.

Arboretum of Anduze: Nearby, enjoy the exotic bamboo forest at the Bambouseraie de Prafrance in Anduze, a unique botanical garden.

Bagnols-sur-Cèze: Roman Echoes and River Charm:

Roman Heritage: Explore remnants of Roman history, including the ancient settlement of Cavaillon. The town itself has a pleasant historic center and a lively market.

Rhône Valley Wines: Located on the edge of the Côtes du Rhône wine region, it's an ideal base for wine tasting tours.

Riverside Activities: Enjoy leisure activities along the Cèze River, including swimming, canoeing, and picnicking. The nearby "Cascades du Sautadet" (waterfalls) are a spectacular natural site.

Beyond the Main Towns:

Villages of Character: Discover other beautiful villages such as La Roque-sur-Cèze (another "Plus Beau Village") with its medieval bridge, or Cornillon and Goudargues with their charming squares.

Gorges du Gardon: A paradise for canoeing, kayaking, and swimming in the stunning gorges, offering breathtaking scenery.

Wine Routes: Follow the wine trails of the Côtes du Rhône, Costières de Nîmes, and Duché d'Uzès appellations, visiting local vineyards and cellars.

Local Festivals: Experience authentic French culture through numerous local festivals, "marchés nocturnes" (night markets), and "fêtes votives" (patron saint festivals) throughout the summer.

In essence, the region around Lussan offers an unparalleled lifestyle for residents and an unforgettable experience for visitors, combining the timeless beauty of Provence with the rugged allure of the Cévennes, all steeped in history and bathed in Mediterranean sunshine.

Access
Accessing Lussan: Road, Rail, and Air Connections
Lussan, despite its peaceful, rural setting, benefits from excellent connectivity to major transport hubs, making it easily accessible for international visitors and residents.

Road Access: Driving Through Scenic Landscapes
Lussan is primarily accessed by regional and departmental roads, ensuring a pleasant drive through the picturesque Gard countryside.

From Uzès: Lussan is approximately 20-25 minutes by car from Uzès via the D979 and local roads. The route is scenic, passing through charming hamlets and vineyards.

From Alès: It takes about 30-35 minutes to reach Lussan from Alès, typically via the D981 and D979. This route also offers beautiful views as you transition from the edge of the Cévennes to the garrigue.

From Bagnols-sur-Cèze: Lussan is about 35-40 minutes away, often via the D6 and D979, offering glimpses of the Rhône Valley's influence.

Major Motorways: The closest major motorway is the A9 (La Languedocienne/La Catalane), which runs along the Mediterranean coast, connecting cities like Nîmes, Montpellier, and Narbonne. From the A9, you would typically exit at Nîmes (exit 24 or 25) and then follow signs towards Uzès and subsequently Lussan (about a 45-minute to 1-hour drive from Nîmes). The A7 (Autoroute du Soleil), linking Lyon to Marseille, is also accessible via Avignon or Orange, providing another major north-south artery.

The local road network around Lussan is well-maintained, allowing for easy exploration of the surrounding villages and natural sites by car. While public bus services exist, having a car is highly recommended for maximizing your flexibility and enjoyment of the region.

Train Access: High-Speed Connections to Europe
While Lussan itself does not have a train station, it is well-served by major TGV (High-Speed Train) stations within a reasonable driving distance, offering excellent connections to Paris, Lyon, Marseille, and even direct links to other European countries.

Nîmes Centre (Gare de Nîmes): Approximately 45-50 minutes drive from Lussan. This station offers TGV services to Paris (approx. 3 hours), Lyon, Marseille, and other major French cities. It also has regional TER services.

Nîmes Pont-du-Gard (Gare TGV): This newer TGV station is located south of Nîmes and is designed for high-speed connections. It's roughly 50-55 minutes drive from Lussan and offers TGV services, often with better direct connections for those arriving from or heading north.

Avignon TGV: Located about 1 hour and 10 minutes drive from Lussan. Avignon TGV is a major hub, offering frequent TGV services to Paris (less than 3 hours), Lyon, Marseille, Brussels, and London (via Eurostar with a change).

From these major train stations, you can rent a car to complete your journey to Lussan, or utilize local bus services (though direct routes to Lussan from the TGV stations might involve transfers).

Airport Access: International Gateways
Several international airports are within a convenient driving distance from Lussan, facilitating easy air travel for international visitors.

Nîmes-Alès-Camargue-Cévennes Airport (FNI): This is the closest airport, approximately 45-50 minutes drive from Lussan. It primarily handles domestic flights and some low-cost international flights (e.g., to the UK).

Montpellier-Méditerranée Airport (MPL): Located about 1 hour and 15 minutes drive from Lussan. Montpellier is a larger international airport with a wider range of flights, including more connections to major European cities (e.g., London, Amsterdam, Frankfurt) and some domestic routes.

Marseille Provence Airport (MRS): Approximately 1 hour and 45 minutes drive from Lussan. Marseille is the largest international airport in the region, offering a comprehensive selection of direct flights to major European and international destinations, making it an excellent choice for a wider range of origins.

Avignon-Provence Airport (AVN): About 1 hour drive from Lussan. This smaller airport mainly serves domestic and some seasonal international flights (often to the UK).

All these airports offer car rental facilities, which is the most practical way to reach Lussan upon arrival. The drive from any of these airports is typically straightforward, taking you through the scenic Provençal and Languedoc landscapes.

In summary, Lussan's location offers the best of both worlds: a tranquil, authentic rural experience, perfectly complemented by excellent road, rail, and air connections that put the whole of France and Europe within easy reach.

Interior
190 M2, 2 floors, 4 bedrooms, 3 WC, 2 bathrooms.

Exterior
1 hectare of tranquility.

Additional Details
Water well and forage for the garden.