Imposing 4-bed, 3 bath house..

Lot et Garonne 47, Tombeboeuf 47380
Imposing 4-bed, 3 bath house, sought-after riverside location in vibrant village with commerce

* 4/5 bedrooms, 4 bathrooms. (one of each on Ground floor)
* Fabulous riverside location - direct access for fishing & boating
* Located in vibrant village with schools and all commerce
* Income-generating potential - B&B
* 208m2 habitable space
* 400m2 plot
* 132m2 loft with concrete floors - conversion potential
* 100m2 basement with second kitchen - further conversion potential
* 60 minutes from Bergerac and its international airport
* 90 minutes from Bordeaux and Toulouse
*

Whether you're looking for a grand, riverside family home or the potential to create a lucrative, income-generating B&B business with river views from half the rooms, this property is 'must-view' - it really must be seen to fully appreciate the potential.

In addition to the existing, generous living space, there is also an enormous loft, covering the entire footprint of the building with concrete floors and small windows on all sides. Additional bedrooms and bathrooms could easily be added up here if required. Equally, the full-size, basement which already houses a secondary kitchen, could be further developed into additional living space or owner's accommodation. This property has enormous potential to be converted into a B&B with it's village-centre and riverside location, it's large bedrooms and adjoining 3 bathrooms which could easily be converted to 4 ensuites, one per bedroom.

Formerly the village doctor's home, this property could easily be refreshed to its former level of grandeur and glory. It would benefit from some cosmetic enhancements throughout, but it is priced accordingly; it is structurally extremely sound and was entirely re-roofed within the past few years. However, you could also choose to move in straight away without doing a thing to it.
If however you do have the vision and desire to undertake redecoration throughout, changing the kitchen and bathrooms, then the end result would be a magnificent and envy-inducing property.

Accommodation
Ground Floor
Through Front Door, into:

Entrance Hallway (approx. 14m2)
Runs the entire length of the property - classical layout with central corridor and rooms leading off either side. Impressive, checkered tiled floor. Wallpapered walls.

To the right:
Study/Downstairs Bedroom - 4.5x4.1m - (18m2)
Same, checkered floor tiles as hallway, wallpapered walls, plastered ceilings, window to front of property and side. Versatile room. It could be kept as a downstairs bedroom for anyone with reduced mobility, or used as owner's accommodation if converted into a B&B. Or used as a study, games room or an additional living room if required.

Through to:
Ensuite bathroom - 1.7x2.5m (4m2)
Tiled floor and walls, W.C, shower cubicle, bidet & hand basin

Door to left from Entrance hallway:

Kitchen/Diner - 4.8x4.5m (21m2)
Tiled floor, wallpapered walls, fitted kitchen with range of base and eye-level units. Electric hob and oven. Plenty of room for dining table.
Window to front. Glazed door leading out onto covered terrace, BBQ area and garden. Door to Storage area with steps down to basement.

Door to right from Entrance hallway:

W.C - 1.5x1.3 (2m2)
Concrete floor, tiled walls, W.C., hand basin

Door to right from Entrance hallway into:
Laundry room - 4.4 x 1.3m (6m2)
Tiled floor, walls, hand basin. Room for ironing board.

The laundry room, W.C, and downstairs bathroom could be easily re-configured if required.

End of hallway, through into :
Living Room- 6x4m (24m2)
Stone floor, wallpapered wall. Plastered ceiling with stylish coving detail. As you enter the room you are greeted by 'wow-factor' views of the River Lot through 2 sets of larger-than-average bi-fold windows, one in this room and one set in the adjoining dining room. The room is flooded with natural light from these large windows and a set of French doors onto the garden and covered terrace in the dining room.

Through large archway with decorative wooden latticework on sides to:

Dining Room - 4.2x4.4m (18m2)
Same floors and walls as living room. Second set of bi-fold windows with wonderful river views. Large French doors onto covered terrace with further views of the river.

Through to:
Entrance Hallway - 4x2m (8m2). (Linking Living Room, Kitchen, Conservatory and rear hallway).
Tiled floor, plastered walls, plastered ceiling.

Through to;
Side Storage room - 2.8x1.8 (5m2) - Linking Dining room to Kitchen
Tiled floor, plastered walls, plastered ceiling. Range of fitted base kitchen unit cupboards. Door & stairs down to basement.

Downstairs to Basement (99m2):
Lots of potential to turn it into further accommodation if required. Could converted into a self-contained apartment with bed, bath, kitchen/diner and its own private, vine-covered riverside terrace, independent of the main garden. Or it could be used as excellent laundry & storage facilities for a B&B.

Second Kitchen - 4.3x5.8m (26m2)
Concrete floors, sink, a couple of base-level cupboards. Used by current owners to make preserves. But potential for conversion into a complete Summer Kitchen with door out onto lower riverfront terrace. Or scope to be converted to a large laundry room if used as a B&B.

Workshop - 6.3x6.9m (44m2)
Split into 2 rooms with 2 separate doors onto vine-covered riverside terrace. Concrete floors.

Rear Boiler room - 4.1x4.3m (16m2)

Wine Cellar - 3.1x4.2m (13m2)

Back upstairs, through to Entrance Hallway and up grand, wooden staircase to:

First Floor

Upstairs Landing - 9.2x2m (18m2)
Parquet floor. Running from front to back of building, mirroring the entrance hallway. Room for bookcases, some chairs. Window at rear overlooking the river.

To the right:
Bedroom 1 - 4.5x4.2m (19m2)
Green carpet on floor, wallpaper on walls. Window to front of property, window to side with river & bridge views.

Bathroom 1 (Blue) - 4.3x2.8m (12m2)
Tiled floor, tiled walls. Shower cubicle, bath, double sink, W.C & bidet.
This very large bathroom could easily be divided into 2 ensuites serving the bedrooms on either side of it.

End of landing on right, into:
Bedroom 2 - 4.3x4m - (17m2)
Blue carpet on floor, wallpaper on walls. Window to side and rear of property, both with wonderful river views.

End of landing on left, into:
Bedroom 3 - 4.3x4.4m (17m2)
Red carpet on floor, wallpaper on walls. Window to side and rear of the property, both with wonderful river views.

Through to:
Ensuite Bathroom (Beige/brown) - 2.8x1.8 (5m2)
Bath, W.C and hand basin. Jack-and-Jill bathroom, with direct access from both Bedrooms 3 and 4. Could potentially be adapted to create 2 small ensuite shower rooms.

Through to:
Bedroom 4 - 4.5x4.3m (19m2)
Blue carpet on floor, wallpapered walls, two windows, one to front of property and one with view over covered terrace, garden to river beyond.

Door at end of upstairs hallway to:
W.C - 2.4x1.6m (4m2)
Tiled floor, partially tiled walls. Divider between W.C and hand basin. Could easily be turned into another ensuite shower room.

Grand wooden staircase continues up to:

Loft - 12x11m (132m2)
Concrete floor, small windows on 3 sides, velux in roof. Full head height room covering the entire footprint of the house and very easily convertible to further bedrooms, bathrooms or owner's accommodation.

Outside:
Garden
Terraced on three different levels but flat on each level, walled on 2 sides and with the most wonderful river views. Fully enclosed. Laid mostly to lawn. Potential to add a garage or a small pool. Accessible from ground floor but also lower terrace directly accessible from basement level.

Covered terrace - (approx. 40m2) including BBQ area
Tiled terrace with direct access from Dining Room and Kitchen and door to street also.

River frontage
Access via steps to side of property. Potential for boating or fishing.

Miscellaneous
Heating - Fuel Central Heating
Drainage - Mains
Taxe Fonciere - 1237€ per year

Summary

Listing No : 1254
Office ID : APS2727
Listing Type : For Sale
Price FAI : €192,600
Category : House
Locality : Tombeboeuf
Region : Aquitaine

Details

Age : 1900's
Land size : 400
Bedrooms : 4
Living area : 208
Bathrooms : 3
Closest town : Tombeboeuf
Business Potential : Income Potential
Property Location : Waterside (River/Lake/Canal)
Property Condition : Habitable (cosmetic work)
Miscellaneous : Old