Welcome to Abriculteurs, the family agency committed to exceptional real estate service. Discover a meticulous presentation of this property: professional photos, a detailed plan and an immersive virtual visit to project yourself in a unique setting. Trust our expertise to turn your real estate projects into remarkable successes. Discover this exceptional 19ᵉ century house, where authenticity and modernity meet. Located on the banks of the Charente, in Luxé, this 370 m2 property is ideal for a large family, an investment or to develop a tourist activity. The first floor opens onto an entrance hall leading to a vast fitted kitchen, a dining room with a Charentaise fireplace, and two lounges, one intimate and the other more spacious. It also includes a laundry room, a shower room, an office and a storeroom. Upstairs, you'll find six bedrooms ranging in size from 12 to 28 m², five with en suite bathrooms, a mezzanine sleeping area, a study, a separate toilet and a room dedicated to games or cinema. A vast enclosed garden, including a 1.5-hectare meadow, a garage (25 m²) and a convertible attic (80 m²) complete this property. This property offers direct access to the Charente river for water sports and swimming. This house benefits from a bucolic setting and a rich cultural heritage nearby. You'll also find a restaurant, grocery store, tobacconist and gas station just a few minutes away. The Luxé train station is just a 12-minute walk away, providing access to Angoulême in 15 minutes or Poitiers in 1 hour. The towns of Ruffec and Rouillac are 20 minutes away. Benefits : - Bright - Generous space - Convenience: close to Aigre, Mansle and the train station, 32 km from Angoulême. - Potential: ideal for B&B or family vacation home. Please note - Property tax: NC - Gas central heating - Fiber optics - Septic tank Conventional consumption (239 kWhEP/m2.an) : E Estimated emissions (67 kg CO2/m2.an): E Excessive energy consumption. Work will be required to reach a threshold of 330 kWh/m²/year by 2028. Selling price: €429,000 incl. VAT (fee payable by the seller) Interested in this property? To arrange a viewing with us, simply book an appointment online at a time that suits you best. Information on the risks to which this property is exposed is available on the Géorisques website: www.georisques.gouv.fr This property is not potentially affected by such a risk. This real estate advertisement has been drawn up under the editorial responsibility of Mrs Estelle Bigouret, EI, a real estate agent registered with the special register of commercial agents of the Paris Ile de France commercial court. SAS Abriculteurs immobilier with capital of €5,000.00, registered under SIREN number 837704584, whose legal representative is Mr Adrien Piot.