5 Bed B&B + 3 Bed Farmhouse ; 2 Barns;..

8 ensuite Beds; 2 Receptions; Huge Kitchen; Laundry/Linen room; Bathroom; 2 Barns; Vast Outbuilding

This Stone Farmhouse with profitable B&B (sold furnished) lies in a privileged position at the edge of a tiny tranquil hamlet, surrounded by fields and trees but walking distance from a lively & lovely village which has a bar, a restaurant, an English speaking Dr, a bakers, a butchers, a superette, a pharmacy and many other amenities. The town of St Junien is a short drive and Limoges Airport is only about 20mins away.

The B&B business was established in 2014 and has had a very profitable 1st year (books available). The B&B is adjacent to but entirely separate from the Farmhouse; the Farmhouse kitchen has a glazed door to the B&B breakfast room which has its own entrance via the terrace and leads to the 5 lockable ensuite guest bedrooms. The property could also be used as a large family home.

The Property benefits from approx. 200m2 habitable floor space laid out as follows:

Ground Floor: 32.4m2 Large fitted Farmhouse Kitchen/Diner (gas range, extract, 2nd elec hob, under counter 2 fridge/2 refrigerated drawer unit, Dbl sink, dishwasher); 26.7m2 Sitting room with woodburner, dbl patio doors to courtyard and stairs; Bed 1 (12.5m2 ) with ensuite shower room (3.7m2), dbl patio doors to garden; 13m2 Laundry/Linen room; Bathroom 2.8m2; WC; B&B Dining room/Reception 13m2 with doors to terrace; Dbl guest room 9.9m2 with 3.5m2 ensuite bathroom; stairs to further guest bedrooms.

1st Floor: Farmhouse: 2 attic bedrooms 11.8/12.8m2 with ensuite 2.4m2 shower rooms, exposed A frames and velux windows.

1st Floor: B&B: Corridor; 2 Family and 2 Dbl Letting Rooms, with cathedral ceilings and exposed beams; 8.1/8.6/10.2/13.1m2 (all with ensuite shower rooms of approx. 3m2).

Wood Double Glazing; Wooden Shutters; Totally rewired and replumbed in 2014; a new Oil Central Heating system has been installed but has not yet been connected; Wood Burner; a new Septic Tank is required (quotes available); Energy Rating: D

Outbuildings: 2 Attached stone barns of 100 and 160m2 ; a timber/tiled Shelter 50m2. The metal framed/corrugated open 'Hangar' is over 800m2 and could be used for parking, car collection, animals, indoor tennis/pool, or all of the above!

Land: plot of approx. 10211m2 (approx. 2 Acres). Courtyard and off road parking to the front of the buildings, Terrace, Garden & Field to the rear with beautiful open views across the valley.

Diagnosis

Energy diagnosis Yes

Conso Energ D

Annual energy consumption value 219 kWh/m2 par an

Greenhouse gases A

Gas greenhouse effect value 5 Kg CO2/m2/an