Pretty 4-bed Charentaise farmhouse with 2.5 acre garden, swimming pool and easy access to river, tennis courts, local restaurant and boulangerie. The layout of the house is flexible and has the potential to create a self-contained annex. Situated between Saintes & Cognac, this region is famous for its' sunflowers and vineyards - it's a wonderful area to explore.

The current owners have been at the property for 21 years and have much enjoyed turning this beautiful old farmhouse into a very comfortable home. The living areas are spacious and there are now 4 bedrooms, 3 of which are ensuite. The layout of the property means that it would easily be possible to create an independent annex, but that space works equally well incorporated into the main home.

The kitchen is fully equipped with a range-style gas oven, 5 hob burner and extractor hood, integrated fridge and dishwasher. There is a total 294m2. Here is the current layout:

Ground floor

Large entrance hall with bespoke oak staircase, stone fireplace and wood-burning stove

Spacious kitchen with plenty of fitted units & space for a large dining table. Door to pool area

Large sitting room (34m2) with fireplace and wood-burning stove & double doors to garden

Snug sitting room with fireplace and wood-burning stove. French doors to pool area

Utility room with storage units and plumbing for washing machine, dryer and space for a chest freezer and an American style fridge freezer with ice dispenser (please note these items may be available by separate negotiation and are not included in the sale price)

Ground floor bedroom (15m2)

Bathroom (8m2)

Home office/craft area (12m2)

First floor (left hand side):

Master suite (26m2) with original oak beams

Ensuite bathroom (8m2) with bath, separate shower and storage cupboards

Walk-in wardrobe (5m2)

First floor (right hand side):

Guest suite (35m2) with original oak beams

Shower room (9m2)

Mezzanine area with plenty of space for office, TV area or occasional accommodation

The Annexe

Arranged all on ground floor level with independent external access and lockable internal door to main house

Open plan kitchen / dining / seating area

Kitchen includes breakfast bar, fitted units, 2 burner gas hob, integrated fridge with freezer compartment & sink area.

Double bedroom (14m2)

Shower room (11m2)

Outside:

In classic Charentaise style, most of the windows have painted wooden shutters and the many french doors from the house to the surrounding terrace and pool area make this a particularly convivial home during the summer months.

A gravelled driveway has plenty of space for parking and there is an open fronted car port and an EV charger. There is also a large covered storage area for bikes, garden equipment and wood for the stoves in the house.

The garden covers and area of just under 2.5 acres. A beautiful bed of lavender runs the length of the house and the garden has a large lawned area, mature planting and specimen trees that provide excellent shade in the summer months. There is a veg plot and a wild-flower area. The salt-water swimming pool is 10 x 5m and has a solar-powered pool cover, tiled surround, and lighting for night-time dips.

Location:

The house is situated in the village of Rouffiac which is on the banks of the Charente river. Walking and biking trails pass 50m from the front gate and allow you to explore the woodlands, rivers and vineyards of this beautiful area without having to jump in the car. If you are a fan of Pineau, there is a producer right in the village, so you don't need to travel far for your supplies. Over the summer months, there is a restaurant and bar by the river that offers take-away pizza if you don't fancy cooking and there are also tennis courts in the village.

Saint-Sever-de-Saintonge is just 2km away, accessible by road or cycle track, and here you will find a doctor, physio, post office, small shop, restaurant and bar. There is also a nursery, primary and junior school. The nearest traditional boulangerie is just over 5mins away at Montils.

The larger town of Chaniers is 8km/5miles away and here there is a larger range of shops. Cognac (20 mins) and Saintes (25mins) are both easily accessible and particularly worth a visit on market days.

At a glance:

Bedrooms: 4

Bathrooms: 4

Receptions: 3

Habitable space: 294m2

Plot size: 9685m2 / 2.4 acres

Taxe fonciere: €1935

DPE rating: D

Broadband: Fibre broadband

Heating: Oil-fired central heating

Drainage: Mains

Neighbours: nearby

Distance to shops: 2km

Distance to river: Walking distance

Distance to coast: 50mins

Distance to ferry port: St Malo, 4.5 hours

Distance to airport: Bordeaux, 1hr 20 mins, La Rochelle, 1hr 5mins

Please note: Agency fees are included in the advertised price and are payable by the purchaser. All locations and sizes are approximate. La Residence has made every effort to ensure that the details and photographs of this property are accurate and in no way misleading. However, this information does not form part of a contract and no warranties are either given or implied.

Information on the risks to which this property is exposed is available on the Georisks website: http here

* Traditional Charentaise farmhouse
* 4 bedrooms / 4 bathrooms
* Lovely garden of just under 2.5 acres
* Self contained annexe
* Swimming pool
* Car port
* EV charging point
* Tennis courts & river activities within walking distance
* 2km from village shop, restaurant and bar
* Situated between Saintes & Cognac