Successful, Up and Running B&B Villa/Wonderful Home

PRICE: EUR €425,000  mortgage info

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Private Seller: Christine Cooper
Tel: 0033 (0)4 66 46 69 53 (France)

Villa les Roches is an imposing, 6-bed, sun-filled maison d’hôtes set high on the banks of a river gorge on the outskirts of Langogne, Languedoc Roussillon. There can be few homes so prettily sited, as it is set in the peace and quiet of a “secret valley” unseen from the main road. As you enter the tiny, winding lane, you are struck by the beauty of the unfolding view: pine clad mountains rise either side of the river gorge and the river Langouyrou flows peacefully below.

Property features:
Commercial
Immediately habitable
Bed & Breakfast
Includes one or more Gites
House
Rural location
Successful, Up and Running B&B Villa/Wonderful Home
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Property Details:

Villa les Roches is an imposing, 6-bed, sun-filled maison d’hôtes set high on the banks of a river gorge on the outskirts of Langogne, Languedoc Roussillon. There can be few homes so prettily sited, as it is set in the peace and quiet of a “secret valley” unseen from the main road. As you enter the tiny, winding lane, you are struck by the beauty of the unfolding view: pine clad mountains rise either side of the river gorge and the river Langouyrou flows peacefully below. Villa les Roches is built about halfway down the gorge and has stunning panoramic views. The Villa is rendered stone and was built in 1931.

Composed of 12 main rooms with a living area of approximately 300m2 (including 2 glazed, enclosed verandas), it is both a lovely home and a profitable business. The present owner has spent 12 happy years single-handedly running the Villa as a successful 5-bedroom B&B business that has built up an excellent reputation with many regular customers. The business has been operated between April and September only, with enough income to last 12 months. The rest of the year has been free for walking, painting and enjoying the peace and pure air of the stunning Lozèrien countryside, (mid-mountains criss-crossed by river gorges).

This is a supremely safe region with friendly people, low population density, excellent schools and untouched, natural surroundings.

The Villa can be run in a variety of ways. It may be run as a 5-bed B&B but it may also be run as a 3-bed B&B, (lowest floor) plus a 2-bedroom, luxury self contained holiday apartment (top floor).

All windows are double-glazed and are fitted with electric blinds throughout the house. The Villa was fitted with a brand new roof in 2016. It is supplied with Broadband and Wifi and is connected to both mains and spring water. The property can sold with many furnishings still in situ, (if desired), so as to allow a seamless continuation of the business.

FURTHER DEVELOPMENT POTENTIAL (if required)

The Villa would also be ideal for residential language/walking/painting courses etc. and the massive workshop could be developed as a classroom/fitness/dance room etc. There is also scope for two self-contained gîtes to be developed in the grounds, if wanted. Additionally, the extra accommodation that once existed beside the house and in the attic could be reinstated, if desired.

The property is divided into 3 sections:

1 MAIN VILLA
Lane level (middle floor)
Lounge/dining room 4.60m x 8.20m
Kitchen 3.45m x 4.82m
Entrance hall 15m2
Office 3.40m x 2.00m
Enclosed veranda, (conservatory) 19m2
Separate WC

Garden level (lower floor)
Bedroom 1 4,10m x 3,40m plus: en suite bathroom
Bedroom 2 3,30m x 3,60m plus: en suite bathroom
Bedroom 3 3,25m x 3,40m plus: private bathroom
Separate WC

2 SELF CONTAINED APARTMENT
First floor (top floor)
Bedroom 4 4.40m x 3.70m plus: en suite bathroom
Bedroom 5 4.34m x 3.50m plus: en suite bathroom
Lounge 5.90m x 3.45m « Green Flame » woodburning stove
Kitchen 3.30m x 3.12m
Enclosed veranda, (conservatory) 17.80m2 with cupboard containing low condensing oil boiler providing hot water and central heating for self contained apartment.

Convertible Attic 78m2 of which 20m2 are full height.

3 ADJOINING WING
Garden level (lower floor)
One bed apartment
Bedroom 6 3.57m x 2.95m plus: en suite bathroom
Living room with kitchenette 3.40m x 2.95m.

Workshop 10.5m x 6.70m with wood burning stove

Utility room 2.95m x 2.90m with low condensing oil boiler providing hot water and central heating for middle and lower floors.


OUTSIDE
Upper terrace 192m2
Lower terrace 301m2
Old laundry outbuilding
Sheepfold
Lawned garden
Woodland leading down to the Villa’s own stretch of river (trout fishing)
Total land surface 3457m2

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Energy efficiency rating :
kWhEP/m2.an

Very energy efficient – lower running costs

169

Not energy efficient – higher running costs

Environmental (CO2) rating : kg
éqCO2/m2.an

Very environmentally friendly

41

Not environmentally friendly