This delightful property comprises two cottages that have been converted into one house. It is situated on a quiet road in the lovely market town of Civray on the River Charente. The house is ideally located 400m from the market square and 650m from the Super U and Lidl supermarkets. The town of Civray has several cafe/bars, boulangeries, restaurants, banks, many individual shops as well as a lovely little cinema, a theatre, church and an aquatics centre with indoor and outdoor pools and many other facilities. There are many other commercial outlets just a few minutes drive away.

There are two markets each week with the larger market on Tuesday mornings and a smaller one - mainly food - on Friday mornings. Civray is 45 minutes from Poitiers airport and mainline railway station (Paris in 75 mins) and just over an hour from Limoges airport.

There are also railway stations at nearby St Saviol and Ruffec. La Rochelle and the coast are just over an hour’s drive.

THE PROPERTY: Dining room: 5.47m x 4.7m (25.7 sq m) Lounge: 5.65m x 4.7m (26.5 sq m) Kitchen: 5.05m x 4.62m (23.3 sq m) Bedroom 1: 3m x 3.6m (10.8 sq m) plus Dressing room: 1.92m x 3.6m (6.9 sq m) Bedroom 2: 3.2m x 3.4m (10.9 sq m) Bathroom: 3.1m x 2.2m (6.8 sq m) Shower: 1m x 1.37 (1.37 sq m) Garden room: 2.94m x 3.85m (11.3 sq m) Garage: 3.35m x 5.3m (17.7 sq m) plus Utility area: 4.25m x 2.6m (11 sq m) with attic study/craft area above garage. Rear hall: 1.6m x 4.3m (6.9 sq m) with WC off and doors to the garage garden.

First floor (front):

Bedroom 3: 3.15m x 5.8m (18.3 sq m) , plus en-suite: 1m x 2.5m (2.5 sq m), plus Storage room: 1.25m x 3.18m (3.9 sq m) First floor (rear):

Bedroom 4/Study: 3.15m x 5.8m (18.3 sq m), plus Storage room: 1.25m x 3.18m (3.9 sq m) with door access to an extensive, well insulated attic area with shuttered window opening to the front.

All under a relatively new roof (probably less than 10 years old).

All the electrics have been checked and updated where necessary with the work being carried out to the highest standards and certified. There is an array of 12 solar panels producing electricity for domestic use and selling to EDF. All windows are double-glazed.

The property is on mains drainage. The oil-fired central heating also provides hot water in the winter. In the summer the hot water cylinder is switched to an immersion heater.

Entrance hall: Front door leading to kitchen to the right and dining room to the left with lounge beyond. The tiled floor hallway continues, with bathroom off, round to rear hallway which has a WC and access to the garage and to the garden.

Kitchen: There is a good range of units including a large central island with drawer units under and a pop-up power socket. The wall cupboards over the ceramic hob and worktop have light panels on the underside and there is an extractor hood. There is a double sink with mixer tap as well as a built-in oven and dishwasher. There are many sockets around the room as well as a double USB charging socket. Door leads to the garage and the room has a radiator.

Dining room: This large room has an archway through to the lounge giving a lovely open feeling with carpeting which flows through to the lounge. It has a working fireplace and a radiator on the central heating system. A new programmable intelligent electric radiator sits under the window.

There is a shelved recess where the old stone sink is and this is where the Orange fibre-optic cable comes in to the Live Box. Two doors lead off this room to the downstairs bedrooms 1 and 2.

Lounge: A comfortable large room with working fireplace, radiator and a new programmable intelligent electric radiator under the window. In one corner there are stairs to bedroom 3. In the opposite corner is a door leading to a passageway and stairs to bedroom 4, currently being used as a study.

Bedroom 1: A good sized double bedroom which has been partitioned to give a generous walk-in wardrobe/dressing room with plenty of hanging rail and storage. There are a good number of sockets including USB charging. This bedroom also has a high quality light fitting with an almost silent built-in fan with remote control making it very useful in the summer. The room has a fully-glazed door leading to a recently constructed garden room.

Bedroom 2: Another good sized double bedroom with a fully-glazed door, with exterior shutters, leading directly into the garden. This room also has a good number of sockets including USB charging.

Bedroom 3: This substantial upstairs room is ideal for guests as it has lots of space and an en-suite comprising a WC, washbasin and large shower cubicle. It also has a separate hot water cylinder from the rest of the property and only needs plugging in the night before it is needed. When the room was refurbished to accommodate the larger shower a partition wall was erected and has created a very roomy walk-in storage space.

Bedroom 4: This room has a skylight window and while it can easily be a double bedroom, it is currently being used as a study. A partition wall has created a good storage area through which you can access the attic spaces. The attics are all fully insulated and provide sight of the roof structure showing that it is only a few years old.

Bathroom: This good sized room has a walk-in shower with glass screen and a mosaic tile floor and a thermostatically controlled shower mixer. There is a double washbasin with full width mirror and lights above as well as a full-size bath which currently features a belt-lift system for getting in and out. This is an optional extra and if the purchaser does not require it, it will be removed. The central light has a remote control allowing you to set the levels and tone of the light. There are two heated towel rails, one on the central heating system and another as a separate electric unit.

The recently installed Upvc window is an open or tilt unit, ideal for a bathroom.

Garden room: This recently added room, which can be accessed internally from bedroom 1, has double glazed windows all round with doors opening out to a large gravelled area and the garden beyond. The underfloor heating combined with the stone tiles keeps the room cosy in the winter. There are four wall lights and a five-globe featured centre light. The wall and centre lights are switched independently. There are a good number of electric sockets. The walls are white and there is a central ceiling beam and window sills in natural wood, matching the windows. At either end of the facade there is a light and across the width of the exterior there is a powered awning operated by remote control. There is also a manual winder available.

Garage: This houses the boiler and oil tank as well as a useful utility area where there are currently a washing machine, tumble dryer, hot water cylinder and worktop. The garage also has a fast charger unit for an electric car.

From the garage there is a double door access to the rear hallway and on to the garden. There is also a staircase leading to the space above the garage. This has been insulated and currently has a wooden cabin as an office and an area outside that where there is a model railway.

Again there are plenty of sockets and lighting which has all be installed in the past two years. The vendors also own another garage a few minutes away and this will also be available for purchase. Garden: The south facing garden is approximately 1,000 square meters and is square in shape with several distinct areas.

These begin with the graveled area which extends from the back door round in front of the garden room. There is a circular block-paved patio as well as a hard-standing for a shed (currently a workshop) with an open hanger to the side. A small rustic gazebo provides a lovely spot to sit and relax with a morning coffee or an evening glass of wine.

There are various beds and shrubs which divide the garden into separate spaces. As well as the wooden shed, there is a block-built outhouse, recently re-roofed, which, along with the shed, has light and power.

The garden has a wide variety of shrubs as well as a mature Yew tree and a cherry which supplies lovely fruit (if you can beat the birds to it). At the bottom of the garden is a conifer hedge providing privacy. The garden also boasts a cistern of substantial capacity which collects rain water from the roof of the house and garden room. This can be accessed via a pump and removes the need to use mains water to water the garden.

Extras: Much of the furniture, curtains and lighting will be available for purchase separately.

Tax Fonciere: 1300 Euro.

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