Abriculteurs is pleased to present this property for sale located in the Luzeronde district in NOIRMOUTIER EN L'ILE (85330).

The house opens onto an entrance hall that leads to a large living/dining room with a fireplace and direct access to the main 100 m² terrace, with its covered area. This bright living area with its exposed framework adjoins a large independent kitchen and a utility room.
The ground-floor space offers four bedrooms, including a suite with a bathroom and toilet. A laundry room, a shower room and toilets complete this space.

The property offers generous volumes for entertaining and fully enjoying the outdoors thanks to wide openings to the landscaped garden.

On the first floor, the house provides three additional bedrooms, a shower room, and a second independent toilet, facilitating daily life and privacy for everyone.

Amenities around the property are plentiful: the house is close to the heart of Noirmoutier-en-l’Île, 1.8 km from the town center and all essential shops (bakery, supermarket, pharmacy, covered market, etc.). Several schools (kindergarten, primary school and middle school Château de Noirmoutier) are accessible by bike or a short drive.
Luzéronde beach is 300 meters from the property and Dames Beach and La Clère Beach are less than 2 km away.
The state-owned forest and coastal paths are also nearby.

Plus points of the property:
- Impeccable condition
- Generous volumes
- Large landscaped fenced plot of 1,263 m²
- Outdoor parking for several vehicles and two enclosed garages

Notes:
- Property tax: €2,786 / year
- Condition: good overall
- The property is not part of a copropriété (condominium)
- Public sewer system

Conventional energy consumption (kWhEP/m2.an): 194 - D
Estimated emissions (kg CO2/m2.an): 6 - D
Energy cost: €2,930 min / €4,010 max
Reference year of prices: 2021

Sale price: €1,150,000 including VAT (excluding agency fees)

Agency fees payable by the buyer: €46,000, representing a total of €1,242,000 (including agency fees), i.e., 3.7% of the sale price.

Advertisement drafted under the editorial responsibility of Laurence Bariller, commercial agent (EI), registered with RSAC Le Mans no. 831 315 809, without holding funds, acting on behalf of SARL Abriculteurs immobilier, with share capital of €5,000, registered under SIREN no. 837 704 584, holder of professional card no. CPI 025 842 issued by the Paris Île-de-France Chamber of Commerce and Industry, whose legal representative is Mr. Adrien Piot, headquartered at 12 rue des Halles, 75001 Paris.
Information on the risks to which this property is exposed is available on the site

Laurence BARILLER
EI • RSAC LE MANS 831 315 809