Village House with Established B and B Business

Lovingly renovated house providing ideal potential for home and income. This property has much to offer as a family home, or as a home that provides a significant income if properly marketed with a possible gross income of approximately 60,000 euros between 1st April and the 15th October on a year when Tourism is active, leaving the Owners free during the winter months to enjoy it as a private home.

This great little business which has been successfully operating for the last 14 years is listed on the Rick Steves guide (2011 edition). The village is small enough to be friendly and provides a Post Office, small Grocery store that also sells the odd light bulb, screw, tools, etc., a butcher, 2 bakeries, 2 Schools, a pharmacy, 2 doctors, a Cash point machine, a Notaire, etc…

It is situated less than 15 minutes drive to Saint-Lo and Bayeux. Bayeux is 2 hours by train from Paris. As a centre for tourism the village is well-placed, being sign-posted from many directions because of it’s famous Chateau, and is 30 minutes drive from the D-Day beaches as well as 1 hour 15 minutes from the Mont St Michel. There is an excellent fine-dining restaurant in the Village and a fantastic, more modestly priced, grill restaurant 10 minutes drive away.

The property benefits from central heating by a combination of propane, wood and electricity, giving maximum control of comfort at minimum expense. The Aga and hot water heater are propane-fired and work efficiently. Included in the renovation are new double-glazed windows throughout and quality ceramic floor tiles on most of the ground floor in the main house, as well as home made terracotta tiles from Fauvel on the floor of the cottage. Under floor electric heating functions under the sitting room in the main house as well as the entire ground floor of the cottage. Upstairs in both buildings the bathrooms were installed in 1996 with quality ceramic tiles, plumbing fixtures and neutral decoration, water pressure is excellent.

The bedrooms are nicely decorated , with Farrow and Ball paint in most cases, and can easily be redone by a new owner to reflect personal taste.

There is a separate Gite which can either be let out or used for Owners’ accommodation (approx. 70 sq.m) and an outbuilding between the main house and Gite suitable for renovation into additional rooms, subject to obtaining the necessary planning permissions.

THE ACCOMMODATION COMPRISES :

On the ground floor:

• Living room : 35 sq.m – double aspect with windows to the west and south elevations. Entrance door. Fireplace with Loriflam trio heating system.
• Dining Room : 22 sq.m – with window to west elevation, wood panelled walls and fireplace.
• Kitchen/breakfast room : 23 sq.m – with stone floor, range of fitted wall and base units, AGA range cooker.
• Utility room/craft room : 28 sq.m – Range of built in cupboards with original doors, matching base and wall units. Large central island of worktop over cupboards. Manual ‘dumb waiter’ to first floor. Door to Boiler Room – housing boiler, water softener, hot water cylinder. Door to Storage area – 4 sq.m. Door to
• Cloakroom : Low level toilet and hand basin
• Laundry room/study : 38 sq.m – stone floor, extensive worktop space, airing cupboards
• Storage room : 5 sq.m

On the first floor – letting rooms:

• Landing : 10 sq.m
• Bedroom 1 : 20 sq.m – with fireplace, built-in wardrobe cupboards with original doors, parquet floor
• Bedroom 2 : 9 sq.m
• Bedroom 3 : 24 sq.m – with fireplace, parquet floor and en-suite shower room with toilet
• Shower room : 5 sq.m – with toilet, shower and hand basin
• Cloakroom : Low level toilet and hand basin
• Bedroom 4 : 16 sq.m – with fireplace and parquet floor. En-suite bathroom : 14 sq.m – with corner jacuzzi bath, shower cubicle, toilet and hand basin.
• Linen room/utility area : 14 sq.m – with cupboards, “dumb waiter” and dishwasher.

On the second floor

• Bedroom 5 : 7 sq.m
• Bedroom 6 : 20 sq.m – with fireplace and built in wardrobes. En-suite shower room with toilet.

Gite or separate owners’ accommodation:

Pretty house built of stone with living space of about 70 sq.m – Exposed beams and stonework with a clay tiled floor.

On the ground floor – Kitchen : 4 sq.m with a range of base and wall units and built in cooker. Living room : 21 sq.m with fireplace. Bathroom : 4 sq.m – with claw foot bath and toilet.

On the first floor – Bedroom : 25 sq.m with dressing area and built in cupboards.

Building to renovate:

In between the B & B and the gite there is a building which links the two with 22 sq.m on the ground floor and 50 sq.m on the first floor which could be renovated to provide additional accommodation if required, subject to obtaining the necessary planning permissions.

Outside:

The garden is pleasant and mainly laid to lawn with many English roses, mature trees, and a newly planted low maintenance hedge that is leafing out to provide a significant visual barrier. This could be an undemanding garden, or one that offers much scope for improvement to the keen gardener. There is a courtyard, parking area and at a lower level a pretty garden with a stream running through it and an ornamental bridge.

Additional information:

• Mains water, electricity and telephone.
• Mains drainage
• Heating provided by a combination of propane, wood and electricity, giving maximum control of comfort at minimum expense. The Aga and hot water heater are propane-fired and work efficiently
• Land Tax : 1,320 €uros per annum
• Taxe d’habitation : 775 €uros per annum
• Notaire’s fees 23,200€ (includes stamp duty)