Cosy 3 bed/1 bath house with pretty, walled garden, large veranda and 2-car garage, close to centre of Cognac

BASEMENT
- 8m x 5.50m = 44m2. Dry, stable temperature, ideal for wine storage. Standing height: 2.23m.
- Electric water boiler (“cumulus”) from 2022.
- Gas boiler.

GROUND FLOOR
Entrance hall with built-in cupboards: 16.50m2. Height: 2.94m.
Toilet: 0.75m2 with concertina door to wooden steps leading down to basement.
Dining room with built-in cupboards: 14m2. Height: 2.94m.
Kitchen: 10m2. Height: 2.94m
Living room with chimney: 12m2. Height: 2.94m
L-shaped conservatory: 24.50m2.

FIRST FLOOR
Landing: 5.50m2. Height: 2.94m.
Bedroom 1 with chimney: 10m2, view to road. Height: 2.94m.
Bedroom 2: 9.50m2, view to garden. Height: 2.94m.
Bedroom/office: 8m2, view to garden. Height: 2.94m.
Bathroom: 7m2, with shower cubicle and handwash basin, view to road. Height: 2.94m.
Toilet: 2m2 with hatch to attic with skylight.

EXTERIOR
- Walled southwest garden with large olive tree and some attractive shrubs.
- Garage for 2 cars: 49m2, with water and electricity connected.

VARIOUS
- Mains drainage.
- Double-glazed throughout.
- PVC window frames.
- Gas heating.
- Taxe foncière: 901€/year.

LOCATION
Cognac is a town in the Charente region of SW France, famous for its alcoholic namesake and its pretty location on the banks of the eponymous river. The old town, with its cobbled streets and side-walk cafés, comes alive at night, while during the day you can enjoy walks along the river and grab a spot of lunch on the terrace of one of the many local restaurants.

The TRAIN STATION is 1 km from the house, just a 13-minutes walk, and from there you can take a direct line to the Atlantic coast or eastwards via the pretty market town of Jarnac you can head to the city of Angoulème, from where you can take the TGV to Paris.

AIRPORTS:
- Bordeaux Mérignac: 131 km.
- La Rochelle: 110 km.
- Limoges: 137 km.
- Poitiers-Biard: 150 km.

All measurements are approximate.
More photos available upon request.
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Information about risks to which this property is exposed is available on the Géorisques website : https://www.georisques.gouv.fr