4 hours from Paris by road; Ruffec TGV train station with 2-hour links to the French capital is 15 minutes away. Angoulême is 30 minutes away. Just a stone’s throw from a small local village, a few kilometres from the canton’s administrative town with all shops. The undulating countryside, where woods alternate with small fields, is watered by the river Charente. Dotted with abbeys and castles as well as dolmens, this region has been lived in since Neolithic times.
The date of the initial construction is unknown, but is around the late 15th century. At this time, the property was protected by a tower on the west side, completing its defensive position on the rocky spur. At the time of the French Revolution, the south facade was rebuilt in the 18th century style and then supported by two large triangular buttresses, topped with hip roofs. They were apparently constructed using the stone from the ruins of the medieval tower. The design was carefully studied as they are invisible from the inside of the house.
The central courtyard, spanning almost 200 m², communicates with the house on the south side and with the miscellaneous outbuildings on the west and north sides. The outbuildings are not in a poor state of repair but they are in need of restoration. Opposite the house is a lovely, old, vaulted, stone cellar. An awning, open on to the courtyard on the west side, makes a wonderful covered outdoor eating area in the summer. An adjoining 40 m² room could be converted into guest lodgings. Electric wiring and plumbing are already installed. Passing by the woodshed, a few steps on the north side provide access to the barn. Closed by doors at each end, it is used for storing a tractor and tools. And lastly, the dovecote, standing on the north-east side of the courtyard, appears to watch over all the other buildings. This quadrangular-shaped building adjoins the other buildings. Its walls house 1,344 dove-holes intended for carrier pigeons, which indicates that the master of the estate once owned as many acres of farmland and could provide fertiliser for near on 650 hectares!
The plots of land alongside the little river are naturally damp and have, therefore, been planted with poplar trees which are now a pleasure to behold. In contrast, the land on the hillside is composed of limestone, gravel deposits and pebbles, mixed with sand and clay, a mixture that drains easily. Before the appearance of phylloxera, this land was planted with Bon-Bois (Cognac) appellation vines. Said four hectares were analysed and found to be perfectly suited to the growing of truffles. Three years ago, the owners planted a hectare of land with some 250 small pubescent oak trees, an excellent species for truffle beds which likes dry regions. These trees are now well established and 10% of them are more than 2 metres in height. The first harvest is expected in 4 years’ time. The easy upkeep consists of keeping the grass cut and summer pruning in season. It would be more than possible to expand this activity over the other plots especially as the river is just a hundred metres away: a watering system could be installed in order to greatly increase production. And lastly, an orchard comprising thirty or so trees stands near to the buildings. It is planted with peach, pear, cherry, plum, fig and kaki trees.
This little sleepy residence, much neglected over a long period of time, has been enthusiastically revamped by its current owners. Its meticulous renovation works have reinforced the authenticity of this building, robustly standing on its plateau, looking down on the valley. Although small in size, this property exudes great potential for conversion which would not demand endless funds. Now comfortable, its decoration is plain but elegant and it is worthy of note that new owners can move in straightaway without having to carry out any works. The plots of land surrounding it provide an opportunity to profitably start a farming project even if it is only for the fun of it. There is no urgency but the conversion of a guest house would be a worthwhile project, as would the restoration of the dovecote, thus completing these monumental works in a masterly fashion.
540 000 €
Our fees are included in the stated sale price.
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
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 simple : 1 500 Euros TTC*
Avis de valeur argumenté à partir de 2 500 Euros TTC*
Expertise à partir de 3000 Euros TTC*
Les tarifs des avis de valeurs argumentés et des expertises sont communiqués sur devis personnalisé établis respectivement sur la base d’un taux horaire moyen de :
Avis de valeur argumenté : 60 Euros TTC*
Expertise : 80 Euros TTC*
*TTC : TVA incluse au taux de 20 %
|Land registry surface area||7 ha 69 a 93 ca|
|Main building surface area||280 m2|
|Outbuilding surface area||256 m2|
Deux-sèvres & Vienne
Henry Lewis       +33 1 42 84 80 85
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.