Details
Large living Room 40 sq M
Separate kichen/diner
3 Bedrooms
2 Bathrooms
Attached barn
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Beautiful former farmhouse in the Charente with 2 hectares (5 acres) of land.
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Tastefully modernized and insulated 160 square meters (1,600 square feet) of accommodation.
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Attached barn and outbuildings.
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Attached building plot with services in place and gated access track.
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Private sale saves the purchaser the agents fees, typically 6%.
Interior
Entrance is from a covered terrace through double French doors into a utility/boot room that also serves as a summer kitchen (20 sq m) which has 2 further windows and a Velux. The floor is tiled and there is an electric radiator. It is equipped with a washing machine connection, stainless sink and a range of kitchen cupboards with beech worktop. Off this space is a separate cloakroom with toilet and basin.
From here double French doors go to the kitchen diner (35 sq m) with fitted kitchen including Samsung oven, induction hob, extractor fan and Franke stainless sink with plumbing for a dishwasher. There are French doors and a window to the front overlooking the courtyard. A traditional wood burner sits on a tiled hearth. The floor is wood and there is exposed stone and beams. Electric radiator.
A wood door leads to the large lounge (39 sq m) with glazed door and window to the courtyard. A modern wood burner sits on a tiled hearth. Exposed stone and beams with wooden floor. Electric radiator, fibre connection point, satellite TV connection.
Stairs to the First floor landing
Off the landing is a large main bedroom (23 sq m). Exposed stone and beams with a vaulted ceiling. Picture window has distant views to the West. Radiator and satellite TV connection. Door through to En-suite (8.5 sq m) with freestanding roll topped bath, separate shower cabinet. Heated towel rail with toilet and basin. The floor is painted wood. Vaulted ceiling with Velux plus 2 small windows. Exposed beams.
Two further bedrooms and a guest shower room are also accessed from the landing. The second bedroom (12 sq m) is at the front of the house and has exposed beams in a vaulted ceiling with wooden floor. A small feature window and large Velux. Electric radiator.
The third bedroom (12 sq m) is at the rear and has exposed beams a vaulted ceiling and wood floor. Electric radiator and large Velux.
The guest shower room (5 sq m) is at the front of the house next to bedroom 2. It has a shower cabinet, toilet and basin. The floor is tiled and the ceiling is vaulted with exposed beams and Velux. Small feature window to the front and heated towel rail.
The attached barn (76 sq m) has power and light and large doors 3.1 m high. It is accessed from the courtyard and has a storage mezzanine (18 sq m).
Exterior
A sunny covered terrace (26 sq m) with power and light opens onto a large south facing courtyard with bread oven and attached open hangar. The courtyard has two water taps. The Bread oven provides ample garden storage and has power and light, its roof is corrugated fibre cement. There is plenty of space for a pool and the bread oven could house pumps and filters. The attached open hangar (14 sq m) is decked and also has power and light.
Behind the bread oven is a potager with raised beds, a seating area and large rainwater storage cube. Further on from the potager is a small orchard with a variety of fruit trees.
The remaining land is lawn and meadow. Behind the house is a parking area for up to 4 vehicles with a large farm gate, power and light. Further parking is available in the courtyard if wished.
To the south the land has previously been granted planning permission for a house. It has electricity and water on site. A gated access track from the Route de Verteuil is formed and a fiber connection is adjacent. This plot is not for sale separately it must be included in the sale. It is 3243 sq m but could be made larger if wished. The Parcelles marked on the the Cadastrale plan shown below later are 0092 and 0209. The survey and ground test for the house were completed on Parcelle 0092.
Deer and hare are sometimes seen in the meadow and there are many species of birds and butterflies. In autumn and spring hundreds of cranes can be seen migrating overhead. A grass pathway offering distant view over the surrounding countryside runs inside the perimeter of the meadow.
Room Dimensions
Utility/Summer Kitchen
Kitchen/Diner
Lounge
Main Bedroom
En Suite
Bedroom 2
Bedroom 3
Guest Bathroom
Barn & Byre
20 sq m
35 sq m
39 sq m
24 sq m
8.5 sq m
12 sq m
12 sq m
6 sq m
76 sq m
5.35 m x 3.70 m
7.60 m x 4.60 m
7.60 m x 5.20 m
5.30 m x 4.55 m
4.05 m x 2.10 m
3.80 m x 3.20 m
3.60 m x 3.40 m
2.70 m x 1.85 m
7.70 m x 9.90 m
Floorplan
A sensible layout with no low beams.
Amenities
Nearby
Aunac sur Charente (7 mins by car, 60 min walk) has a butchers, doctors and pharmacy, grocers which sometimes sells fish and occasionally opens as a restaurant, hairdressers, post office, bar/cafe, and junior school.
Verteuil sur Charente (7 mins by car) recognised as a Petite Cité de Caractère has further shops including a boulangerie, bars and restaurants and a stunning chateau. Much visited by A Place in the Sun and James Martin.
Ruffec (15 mins by car) has all the amenities of a small town including hospital, supermarkets, high school and railway station with fast trains to Paris in under 2 1/2 hours.
Nearby there are equestrian facilities and a microlight club. The local chemins (farming tracks) are perfect for walkers and runners. Route de Verteuil, although being a departmental road, is fairly quiet making it popular with cyclists. Along the Charente River there are many picnic sites and locations for hiring canoes and paddle boards.
15 mins drive is Nanteuil en Vallee another Petite Cité de Caractère, very pretty and offering more restaurants.
To the west the Atlantic beaches and islands are within 2 hours and to the East the leisure lakes of the Haute Charente are less than an hour.
Access to Spain via the auto route takes under 5 hours and the Channel ports are a similar drive time.
The international airport at Limoges has frequent inexpensive flights to the UK is just over an hour away.
Location, Land & Directions
21 Route de Verteuil
Les Gouffiers
16460 COUTURE
GPS: 45.945540, 0.264294
Boundary of land in red
French Govt Mapping Site
Parcelles Cadastrales 0219, 0092 & 0209
From the North
Leave Ruffec on the D26 Signed Verteuil sur Charente or leave the N10 at the Villegats junction (J49) south of Ruffec cross the oncoming carriageway exit left onto the D192 and turn right after 1km (half a mile) onto the D26.
The D26 runs through Verteuil sur Charente continue following it over the Charente towards Poursac.
In Poursac after crossing the river Argentor the D26 goes up a steep hill with a hairpin bend halfway.
At the top of the hill the D26 straightens out into the distance over undulating countryside. Drive for 1.5 km (just under a mile).
Coming to the top of a gentle hill the Black and White hamlet sign for Les Gouffiers and a 70 kph speed sign is on your right. The house is on the right immediately next to the sign.
There is a gate and car park facing you behind the house.
From the South
From Valence take the D26 north.
The D26 takes you into Couture after crossing the river La Tiarde
Follow the D26 north out of Couture passing the Marie on the right.
After 800m (½ Mile) you reach the hamlet of Lezier and a 50 kph sign.
Continue for a further 1 km (¾ mile) the hamlet of Les Gouffiers at the top of a hill.
Go slowly through the hamlet and we are last house on the left facing you opposite the End of 70 kph sign.
There is a gate and car park behind the house.
Services, Costs & Diagnostics
Mandatory pre-sale diagnostics were completed in March 2024 and no faults were found. The septic tank system was also inspected in March 2024 and the system conforms.
Mains water and electricity are connected, electricity is via a smart meter. Private drainage is to a septic tank system installed in 2015. Fibre broadband is connected at 2GB (8GB available).
Heating is by modern electric wall radiators, downstairs these have digital programmers and thermostats.
The wood burning stove in the lounge is an 8 kW Burley Fireball. It provides most of the house's heating in the colder months and comfortably maintains a temperature of 20+ ºC with the radiators rarely needing to turn on. It is economical and low maintenance.
Low energy LED lighting throughout.
Approximate yearly costs for services are:
Electricity
Firewood
Water
500 MB Fibre Internet
Tax Fonciere (23/24) *
€ 950
€ 400
€ 300
€ 270
€ 1,120
* Tax Fonciere (local Property Tax) may vary depending on owners circumstances.
The DPE below (Energy Performance Certificate) is D which is good for a French stone farmhouse. The average DPE in France is E. The Average EPC in England and Wales is D.
The blue EDF consumption graph below includes the annual service charge.
