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Discover this 19th-century residence in Luxé, where the charm of the old world meets modern comfort. Built along the Charente River, this character property of 370 m² of living space is equally suited for family life, an investment project, or a tourist activity.

On the ground floor you will find a large kitchen, a dining room with a fireplace, and two lounges with distinct atmospheres: one cozy and intimate, the other spacious, ideal for hosting guests. Completing this level is a laundry room, an office, and a storeroom.

Upstairs, six bright bedrooms ranging from 12 to 28 m² await you, five with their own private bathroom. You will also find a mezzanine converted into a sleeping area, separate toilets, and a large room dedicated to recreation, perfect as a game room or home cinema.

Outside, enjoy a pleasant enclosed garden, a meadow of about 1.5 hectares behind the house, a 25 m² garage, and a convertible 80 m² attic.

Amenities (restaurant, grocery, tobacco shop, gas station) are just a few minutes away, and Luxé railway station is a 12-minute walk, allowing you to reach Angoulême in 15 minutes and Poitiers in an hour. The towns of Ruffec and Rouillac are only a 20-minute drive away.

Property highlights:
- Bright
- Generous spaces
- Practicality: near Aigre, Mansle, station; 32 km from Angoulême
- Potential: ideal for guest rooms or a vacation family home

Notes:
- Property tax: €3,300 (2025)
- Oil-fired central heating
- Fibre optic
- Septic tank
- Refreshments needed

Conventional energy consumption (239 kWhEP/m²·an): E
Estimated emissions (67 kg CO2/m²·an): E

Property with excessive energy consumption. Work will be needed to reach a threshold of 330 kWh/m²·an by 2028.

Sale price: €398,000 including all taxes (Abriculteurs fees payable by the seller)

Risk information for this property is available on the Georisques website: This property is not potentially subject to such risk.

This real estate advertisement was drafted under the editorial responsibility of Ms. Estelle Bigouret, Ei, real estate agent licensed and registered with the special agents register of the Paris Ile-de-France Commercial Court.
SAS Abriculteurs immobilier, capital €5,000.00, registered under SIREN number, legal representative Mr. Adrien Piot.
Risk information about this property is available on the Georisques site.

Estelle Bigouret
Ei • R.S.A.C Creteil 880 255 179