character houses for sale - lot-et-garonne - dominating the garonne valley

A pleasant country house with outbuildings awaiting restoration
in more than 6 ha of woods and meadows dominating the Garonne Valley

Agen, LOT-ET-GARONNE aquitaine 47000 FR


In the French department of Lot-et-Garonne, in the midst of the Aquitaine region, equidistant from Bordeaux and Toulouse. Fifteen minutes from Agen, a town with 100,000 inhabitants with its aerodrome and its 3 daily return flights to Paris-Orly as well as a TGV train station that will put Paris 190 minutes away as of next June. This house is near to a slip road for the A62 motorway. The little historic village that stretches out in the valley below has miscellaneous shops, a school and a bank. The surrounding countryside is remarkably unspoilt.


This house is reached via a little road running along the ridge linking the Lot Valley to that of the Garonne, which it dominates. This is the Confluent area, at the end of the Serre region which continues eastwards. In winter it is possible to see the Pyrenean Mountains with their sparkling layer of snow. Remote-controlled gates open on to the access driveway, lined with a row of maple trees, the branches of which form a barrel vault. This house, right at the end, has its back to the road such that only the outbuildings can be seen. Its south facade, featuring French windows, is bordered by a 30 m long terrace, paved with Gironde stone. Two lime trees provide it with shade during the summer. The grasslands out the front slope gently down, giving a view of the whole of Gascony beyond the Garonne Valley. A swimming pool on the west side, with a removable cover, is surrounded by a paved terrace. It adjoins a small construction housing a kitchen area and changing rooms. A meadow on the east side, spanning approx. two hectares, stretches to a deciduous wood, an integral part of the property. Near to a well, next to the house, is a small orchard planted with cherry, apricot, Mirabelle plum and persimmon trees. A few young cork oak trees bring the corks, traditionally made in the region, to mind.

The house

This house appears around a bend in the lane, revealing the full length of its south-facing facade, as well as the north-south-facing wing set at right angles and the outbuildings. All the rooms on the ground floor run from east to west, thus featuring an exceptional luminosity courtesy of the French windows on the south side. They all have an endless view of the Pyrenean mountains. The everyday entrance is via the kitchen.

Ground floor
A few steps lead up to the kitchen, a large room separated into two sections by a counter. The floor is covered with old terracotta tiles and the ceiling has exposed beams. This room includes a tall cupboard with old moulded doors and an original wooden fireplace decorated with marquetry, no doubt representing a thrush. It is illuminated via two French windows, one opening on to the south-facing terrace and the other on to a covered terrace, taking up the west end of the house. A bread oven is in pristine condition. Protected by a glazed partition, said covered area opens to provide a south-facing view. The lounge communicates with the kitchen via double wooden doors. The floor is covered with terracotta tiles, the ceiling has exposed beams and the walls feature partially rendered quarry stone blocks. The fireplace, with its wooden mantel featuring moulding and shells, is fitted with an integrated hot air system. Two south-facing French windows open on to the terrace. The study, adjoining the lounge, is reached via two passageways, one of which is closed via double doors. The floor here also has terracotta tiles and the ceiling exposed beams. A French window opens on to the terrace and a small, north-facing window looks out over the entrance courtyard. Two openings lead to the entrance hall and to a bedroom with a bathroom, laid out at the end of this wing. The thickness of the walls around the openings shows that this is the oldest section of the house. The walls are constructed from exposed stone and the ceiling features exposed joists. Double French windows also open on to the terrace. The floor is carpeted. A bathroom, fitted with a bath, a wash-hand basin and a bidet, opens into the bedroom. Its walls are fully panelled; the floor is covered with terracotta tiles. The toilet is under the stairs in the entrance hall. The latter opens on to the house’s entrance courtyard via a thick, old, polished wood door, protected by a tiled awning. A quarter-turning, wooden stairway, with wide steps, goes up to the floor above. A small window, half-way up, features leaded stained glass with Belle Époque motifs.
First floor
A central corridor provides access to the rooms on the north and south sides. A carpet covers the floor which, throughout this level, is made of chipboard. The bathroom walls are completely covered with blue and white ceramic tiles. It is fitted with a bath. The old farmhouse section, forming the west wing, has a panelled ceiling and carpet on the floor. This is followed by a toilet and hanging space. On the south side, a bedroom is illuminated via an oculus. The window on the east side has a curved lintel. It is that of the old attic which can be recognised courtesy of its little brick walls. The floor is covered with carpet, the ceiling slopes under battens and a cupboard has old doors. The corridor leads to a vast carpeted room, fitted with shelves and illuminated by a roof dormer on the south side as well as a north-facing window. The sloping ceiling has chipboard between the joists which is not painted, contrary to that of the other rooms. The superb old exposed truss exudes character.
Two doors at the end open, one into a clothes cupboard, and the other into a good-sized bedroom, illuminated on the south side via an oculus and on the west side via a small-paned window. The floor is carpeted and the sloping ceiling features battens. A polished wood cupboard is built into the east wall. A private bathroom communicates with the bedroom: carpet, ceramic floor-to-ceiling wall tiles, a bath and a wash-hand basin. A semi-partition wall separates the toilet.

The outbuildings

On the north side, the corner between the house and the outbuildings forms an open courtyard set out around an immense hornbeam tree, surrounded by cotoneaster bushes. Lighting is provided by Napoleon III style streetlights. A little wall borders the slope, enhanced by a hedge of hibiscus, trimmed into little trees. In the middle, the cast iron facade of an old fountain conceals the water meter. The access driveway and its wrought iron gates can be seen from the courtyard. At right angles, a buffer room set between the two buildings houses the boiler room, a laundry room and a storage area. It is followed by two large buildings with packed mud floors and quarry stone block walls, spanning a total floor surface area of approx. 180 m². The former tack room, which was adjoined to the first of said buildings, is now a bedroom with carpet on the floor, exposed joists in the ceiling and a separate adjoining toilet. The old roofing framework of these two barns is exposed; insulation has been installed between the joists. Two French windows in each of the buildings open on to the entrance courtyard. The openings that illuminate the second building have been closed using glass tiles, providing light on the north side.

Our opinion

This residence appears to be what is left of a once rich, much bigger property. It stands out courtesy of its view, its silence and its ideal orientation as the undulating land protects it from dominant winds: roses even bloom sometimes during the winter months. Near to a village and the main communication routes, this house will appeal to all those who enjoy contemplation as well as those seeking to live a quiet retirement without being isolated. Both barns, given their size, could be converted into living space so as to accommodate family or passing visitors. These large areas could also house a craftsman’s activity, a small company or even be used for exhibition purposes. It would also be possible to raise horses as this was their former vocation.

378 000 €
Honoraires à la charge du vendeur

See the schedule of fees

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


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 287233

Land registry surface area 6 ha 52 a 5 ca
Main building surface area 270 m2
Outbuilding surface area 220 m2


 French Energy Performance Diagnosis

Regional representative

Armelle Chiberry du Vignau    +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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