SOLE AGENT. Located just 20 minutes from NIORT, in a peaceful hamlet with no nuisance, this charming property includes a restored farmhouse of 300 sq.mt. of living space, an annex house with two 70 sq.mt. apartments currently rented and outbuildings, the all set in over 1 acre of wooded grounds with vegetable garden, orchard, and a 8x4m swimming pool under sliding shelter. The environment is delightful. THE 300 sq.mt. MAIN HOUSE The ground floor offers a 60.30 sq.mt. family room with dining area, terracotta floor, a 39.50 sq.mt. dining room with seagrass carpet floor, a 40.70 sq.mt. living room / dining room, with stone floor, a 21.30 sq.mt. sports room with sauna, on parquet floor, a 6.90 sq.mt. shower room (Italian shower, washbasin), on terracotta floor, 1.35 sq.mt. toilets, on terracotta floor, a 4 sq.mt. passageway, on terracotta floor, a 13 sq.mt. boiling room, a cellar, on cement floor, a 7.60 sq.mt. separate cellar; a 7.50 sq.mt. green house, on cement floor, a 16 sq.mt. terrace with stone bench off the living room, on cement tiled floor. The access to first floor from the kitchen by a wooden staircase to a first part consisting of a 10 sq.mt. passageway, with parquet floor, leading to a 13.40 sq.mt. bedroom under roof, the 18.35 sq.mt. parents bedroom with wardrobe-dressing, a 10.75 sq.mt. shower room (washbasin, shower, towel warmer, cupboard), 1.70 sq.mt. toilets. In the other part, a 9 sq.mt. passageway distributes a 11.70 sq.mt. dormitory room with 7.50 sq.mt. mezzanine, a 11.35 sq.mt. bedroom with a 7 sq.mt. mezzanine, a 8.80 sq.mt. bedroom with wardrobe, and a 32.60 sq.mt. mezzanine-study/library which access is by a spiral staircase. The house is heated by high temperature heat pump. Sanitation is carried out by a septic tank (non-compliant). Tiles roof was rearranged in 2010. The library lounge has been insulated from the outside. The house faces southeast (arrival side). THE ANNEX HOUSE Completely restored in 2012, it has independent access and is composed of two apartments, each measuring 72 sq.mt. Each apartment is rented for €530 per month excluding charges, for an annual income of €12,720 (lease ends: May 2027 and October 2027). Each apartment has its own small garden. This house has its own drainage system. OUTBUILDINGS AND GROUNDS Numerous outbuildings fill the property: a 12 m² garden greenhouse, a 38 m² artist's studio with a stove, a 33.50 m² workshop outbuilding, a 68 m² carport, a 70 m² barn, a small 5 m² stone garden house with its terrace, a 15.45 m² summer dining room, and the 8x4 m swimming pool (chlorine treatment - 2008, depth 0.80 to 1.60 m with retractable shelter, southwest exposure). A 14 m well, a bread oven, and a 1 m deep pond stocked with fish complete the property. LOCATION This property is located 20 minutes from NIORT (TGV station: PARIS MONTPARNASSE: 2 hours), 15 minutes from SAINT MAIXENT L'ECOLE (TGV station and motorway), 1 hour 15 minutes from LA ROCHELLE (airport), 5 minutes from CELLES-SUR-BELLE, a historic town with all amenities, in a peaceful hamlet with no disturbances, and 5 minutes from a beautiful lake. Sale price including fees : 561,800 euros. Buyer's fees. Fee : 6 % VAT of the price excluding fees. Sale price excluding fees : 530,000 euros. Energy class : D. Climate class : B. Estimated annual energy costs for standard use : between 2,690 and 3,690 euros per annum. Prices indexed to 1st of January 2021. Information on the risks to which this property is exposed is available on the Georisques website :