An 18th century manor house, with its tithe barn and its listed press-house,
in 2.3 ha of lush, enclosed gardens in the French department of Orne

, ORNE lower-normandy FR
Basse-Normandie

Location

This property is in a region known as the Pays-d’Auge-Ornais, on the edge of a valley interspersed with woods and meadows. Paris is 180 km away and Deauville-Trouville 60 km away. 5 minutes from Vimoutiers and 15 minutes from Livarot, a tourist town with shops. 32 km from the nearest SNCF train station, in Lisieux, with 100-minute links to Paris.
A slip road for the A28 motorway, going to the French capital, can be reached in less than 35 minutes. Schools, shops, doctors and chemists are in the neighbouring town.

Description

This property, set halfway up a hillside, can be seen in the distance from local roads winding their way through this undulating, heavily wooded region. But the perimeter wall conceals it completely from the road running alongside. Impressive gates open on to a shady driveway, bordered by the old stables, now transformed into accommodation, as well as by a spring-fed lake.
A manor house, known as the priory, a tithe barn, a press-house and a farmhouse form a square courtyard at the end of the driveway. A chapel adjoins the north gable of the manor house. A building, set slightly back, is used as a holiday accommodation rental unit.
Founded in the 10th century on land given by a local lord, Lord-Gautier, to Jumièges Abbey, the priory was constructed in the midst of the donated estate and was to contribute to the enhancement of a region which, covered with oak forests, had not been cultivated at all until this time. In 1267, when on a pastoral visit, the archbishop of Rouen, Eudes-Rigaud, was received by two monks and noted an annual income of 140 “livres” which made Crouptes (as Crouttes used to be known) a priory that was financially well-off. The buildings were, nevertheless in a pitiful state of repair. It was probably as of this era, around the end of the 13th century, that the chapel, the tithe barn and the perimeter wall were built.
By the late 16th century, the estate extended over close to 860 ha and the prior no longer lived in Crouptes, the administration having been entrusted to a collector, a sort of lay tenant farmer working for the Abbey. At the time of the French Revolution, the collector left the estate, put up for sale as national property, and the property then stayed in the hands of the same family until the 1980’s.

The 18th century manor house

This manor house was built in 1771. Its facades are constructed from “Roussier” stone, a local ironstone, and brick. A rectangular building, it features a central projection, the openings of which are vertically aligned on both levels. The hip roof is covered with natural slate. The woodwork of the openings, whether painted or varnished, is in an excellent state of repair.
Full renovation works were carried out some twenty years ago. All the technical facilities as well as the insulation, the gas-fired central heating (2016) and the electric underfloor heating on the ground floor are in an excellent state of repair.


Ground floor
Double oak wood doors open into a central entrance hall, with white flagstones and walls covered with panelling or hung with fabric. A winding stairway with wrought iron railings leads upstairs.
The entrance hall, big enough to include its own little lounge area, provides access to another lounge, made extremely bright via its triple aspect, and then a dining room which communicates with the lounge and the kitchen. The decoration is similar with walls hung with fabric or covered with panelling, ceilings with moulded cornice and floors covered with grey and white marble or white flagstones.
The fully fitted kitchen, spanning approx. 26 m², is extremely spacious and functional. The decoration is a combination of traditional and modern materials with old hexagonal terracotta tiles under exposed beams and an impressive stone and brick cooking fireplace.

First floor
A central landing and a long hall area provide access to three bedrooms, each with its own bath or shower room and toilet. All are steeped in light courtesy of their windows, overlooking the garden. The floors are carpeted and the walls are hung with fabric. The exposed ceiling beams are painted.
Second floor
This level, with its slightly sloping ceilings, spans a floor surface area of approx. 100 m². It is reached via a wide, concealed stairway, providing access to a long hall area. It comprises three bedrooms, a linen room and a bathroom with a toilet. The floors are carpeted and the walls covered in wallpaper, with the exception of the bathroom which has floor and ceramic wall tiles.

The 13th century, listed chapel

The facades of this chapel are constructed from the same local ironstone. An old roofing framework supports a gable roof, covered with flat tiles.
Five stone steps lead up to the entrance. The inside, with its whitewashed walls, is illuminated via natural daylight coming through a gothic window, the tracery of which features two geminated windows, separated by a pillar, and an oculus. The vaulted ceiling is panelled with butt-jointed battening and exposed butt-strips.
The floor is covered with rectangular terracotta tiles.
The entire building has been restored. A small steeple, topping the ridge and covered with chestnut wood shingle, is from a later period.
Surprisingly, there is a semi-underground cellar below the chapel. It can be reached from the outside.
The external ground surface area is approx. 63 m² whilst the inside is approx. 42 m².

The old, 18th century bakery

This bakery is constructed from half-timbering, built on lower sections made of the same local ironstone, and topped with a gable roof covered with flat, terracotta tiles. This old, 18th century building has been transformed and partitioned into living accommodation and utility rooms. The utility section comprises two laundry rooms, a pantry and a private toilet. It spans a floor surface area of approx. 50 m² under an attic, spanning 35 m², which could be converted.
Full recent renovation works (technical facilities, insulation, electric heating).


Ground floor
The front door opens into a living room, adjoining a kitchen. A bedroom has its own shower room. There is a separate toilet.
A wooden stairway goes upstairs.
The living room is heated by a large fireplace backing on to the wall that conceals the kitchen. Half-timbered walls and exposed ceiling beams blend with walls hung with fabric. Exposed ceiling joists. Modern floor tiles.

First floor
The landing, reached via the stairway, provides access to three bedrooms, two of which adjoin one another, as well as to a shower room with a toilet.
The half-timbered walls and the exposed beams are integrated, as on the ground floor, with painted walls and ceilings featuring exposed joists. The floors are carpeted or covered with tiles.

The old, 18th century dairy

The half-timbered facades are constructed on lower sections built of the same local ironstone.
This old dairy, dating from the 18th century, has been converted into a house, spanning a floor surface area of approx. 120 m².
Full recent renovation works (technical facilities, insulation, electric heating).


Ground floor
The advantage of the layout on the ground floor of this house is that it is easily accessed, even by disabled persons. Its bedroom, with a shower room, has a door leading directly outside.
Tiled floors, painted walls and ceilings with exposed wooden beams.

Attic
The attic, with its sloping ceilings, comprises two bedrooms laid out around a landing. The walls are painted and the floors carpeted.

The old, 14th & 15th century, listed press-house

This old press-house, built in the 14th & 15th centuries, is included on the French Supplementary Historic Monument List.
This construction has come down through the centuries courtesy of its robust stone architecture and its outsize wooden roofing framework. The half-timbering, with whitewashed filling, under a very steep gable roof covered with flat terracotta tiles, bestow a Norman style on this building.
It is adjoined by a 2-storey stone building which housed an attic above the monks’ cells, transformed into bedrooms and a function room. The architecture of both buildings is impressive.


Reception building
The former press-house has been transformed around the cider-press into a function room. It spans a large floor surface area, in which to combine a restaurant and a bar.
The size of this room under its exposed roofing framework is impressive. The architectural features of the press-house have been enhanced. The cob filling the half-timbering of the gable wall has been replaced with glazing such that the room is now illuminated by natural daylight.
A professional kitchen completes the conversion of this building.

Ground floor
The old cells, in which the monks lived, have been converted into two bedrooms.
Each has its own shower room with a toilet. The old floors are covered with square terracotta tiles or flagstones. The walls feature exposed stone or are hung with fabric. The ceilings still have their exposed main beams and joists. There is an original, monumental fireplace. The superb, oak wood entrance door is a reminder of the monastic past of these rooms.

First floor
Laid out above the guest bedrooms, this level can be reached on the north facade via a wide outdoor wooden stairway, with a landing protected by a canopy.
Behind a heavy, oak wood door is a function room, spanning approx. 95 m².
This impressive room is topped with a cathedral ceiling. The floor is covered with old, square terracotta tiles. One section of the mezzanine can be reached via a little stairway, under which an office has been installed.
It has electric, underfloor heating.

The 13th century, listed tithe barn

This barn is also constructed from the same local ironstone, its eaves walls flanked with buttresses. Its ground surface area is 448 m². The gable roof is covered with terracotta tiles. The entire building is given over to a function room, spanning approx. 360 m². Its packed mud floor is partially covered with oak wood parquet flooring and sheets of chipboard.
An impressive, exposed oak wood roofing framework is supported on pillars, set on stone bases. This barn, of an exceptional size, is heated via a forced-air system.
The carriage doorway was walled up in the 19th century, leaving it with just its pedestrian entrances. Geminated windows at the top of the gables let in natural daylight.
A building housing two garages adjoins the west gable wall.

The old 18th & 19th century stables

These old stables, transformed into function rooms and boutiques under two guest bedrooms, have ironstone facades, featuring brick quoins. The gable roof is covered with small flat terracotta tiles.
The building spans a floor surface area of approx. 225 m², over the ground and first floors.
Following full renovation works, this building is in an excellent state of repair (technical facilities, insulation, gas-fired central heating).


Ground floor
The entrance hall, in the centre of the building, provides access to a vast function room, with a kitchen and a room, given over to the sale of local produce. A two-flight, wooden stairway, dating from the 18th century, goes upstairs. Guest bathroom and toilet facilities are nearby.
The floors are covered with old square terracotta tiles; the walls are painted or covered with oak wood panelling as in the boutique. It also has a white marble fireplace.

First floor
Some of the upstairs rooms have sloping ceilings. This level comprises a wide central landing providing access to two vast bedrooms, with their bathrooms and separate toilets; each spanning 50 m².
Similarly decorated, they have gloss painted ceilings and wallpaper on the walls. The bedrooms are carpeted whilst the bathrooms are tiled.

The gardens

A variety of atmospheres has been created much to the delight of those taking a stroll. The old square farmyard, at the foot of the manor house, is planted with two-hundred year old trees. It is laid out around a central round pond which, together with the ducks and perennial plants, preserves its countrified air.
A pleasure garden has been laid out on the east and south sides of the manor house, with a clear view over the little valley below and with a small village on the horizon. The garden goes down to a spring-fed lake, with its brick surround and its decorative water-lilies.
Several other gardens, created some twenty years ago with pruned hornbeam hedges, adjoin the north side of the manor house. These include:
- a garden growing medicinal plants and herbs in true medieval tradition,
- a landscaped garden set out around two ornamental pools,
- a rose garden, created by Louis-Benech. Its ornamental pools featuring brick surrounds, fountains as well as pruned hedges and boxwood bushes,
- a small orchard,
- a verdant haven composed of hornbeam hedges,
- a Japanese-style garden,
- an iris garden,
- a wild garden, laid out around an ornamental pool.

Our opinion

Men have prayed and, above all, worked here for centuries. There remain many buildings, now renovated, that corresponded to the work and times of its residents: press-house, bakery, dairy, etc. It has to be said that the original architecture was not only harmonious but also robust. Although almost totally renovated, its old features have been preserved. Throughout history, visitors, believers, pilgrims and farmhands have all been given accommodation in these premises. Today hospitality has become its vocation such that the large rooms and the numerous bedrooms have been given a new lease on life. Guests, looking around, can see all kinds of different gardens, laid out in front of them, and then, further away, extensive woods on the rolling hills. Here, it is possible to raise a glass to all this beauty as a French, category 4, licence to sell alcohol is also for sale.

1 300 000 €
Honoraires à la charge du vendeur


Voir le Barème d'Honoraires

Barème d'honoraires
au 1er Avril 2017

Ventes d'immeubles

À Paris et en Ile-de-France
Prix de vente au-delà de 600 000 euros       5% TTC*
Prix de vente de 400 000 à 600 000 euros   6% TTC*
Prix de vente de 200 000 À 400 000 euros   7% TTC*
Prix de vente jusqu'à 200 000 euros             9% TTC*
Honoraires à la charge du Vendeur

En Province
Prix de vente au-delà de 500 000 euros       6% TTC*
Prix de vente jusqu'à 500 000 euros   30 000 Euros TTC* (forfait)
Honoraires à la charge du Vendeur

Expertise

Avis de valeur argumenté : 1 800 Euros TTC*
Expertise à partir de 2 400 Euros TTC*
Les tarifs des expertises sont communiqués sur devis personnalisé établi sur la base d’un taux horaire moyen de 120 Euros TTC*

   

*TTC : TVA incluse au taux de 20 %

Reference 704737

Land registry surface area 2 ha 22 a 17 ca
Main building surface area 450 m2
Outbuilding surface area 1100 m2

Regional representative
Upper And Lower Normandy

Marie Merien       +33 1 42 84 80 85


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NB: The above information is not only the result of our visit to the property; it is also based on information provided by the current owner. It is by no means comprehensive or strictly accurate especially where surface areas and construction dates are concerned. We cannot, therefore, be held liable for any misrepresentation.


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