Description

Beautifully restored hamlet house with independent gîte, natural swimming pool, artist’s studio and Pyrenees views. Set in just over 5,000 m² of established gardens and orchard, this charming property combines authentic character with excellent modern comfort and an impressive B energy rating. Situated in a friendly, active village, within easy reach of several market towns and approximately an hour from Toulouse.

This is a particularly interesting and individual property, thoughtfully restored to retain its original charm whilst incorporating modern, energy-efficient installations. With generous living accommodation, independent guest quarters and several creative spaces, it offers considerable flexibility for family life, entertaining or a potential holiday rental project.

The main house has a choice of spacious reception rooms, including a 40 m² living room, a further salon of 33.6 m² and a separate dining room. Upstairs, an attractive artist’s workshop with large windows overlooking the Pyrenees provides an inspiring space for painting, creative work or a home office, with fibre internet already installed.

Main House
Ground Floor:
Kitchen – 18.5 m²
Utility room – 20 m²
Bathroom – 3.8 m²
Living room – 40 m²
Salon – 33.6 m²
Dining room – 16 m²
Rear kitchen – 7 m²
Cellar – 4.4 m²

First Floor:
Principal bedroom – 25.4 m²
Bedroom 2 – 18.7 m²
Landing – 8 m²
Family bathroom – 8.6 m²
Separate WC – 3.2 m²
Second WC – 2 m²
Studio – 35 m²
Artist’s workshop with gallery – 35 m²
Additional storage – 4.7 m²

Independent Gîte:
Ground floor – 39 m², incorporating kitchen, sleeping accommodation and bathroom
First floor – 39 m², spacious studio or additional bedroom
Pool House and Exterior
Independent poolside studio – 25 m²
Terrace – 94 m²
Natural swimming pool – 11 × 6 m, maximum depth 2.30 m
Gardens and orchard – 5,092 m²
Covered parking for several vehicles
External WC
Gardens and Swimming Pool
The grounds are a delight, with established planting, complete privacy and lovely views towards the Pyrenees. The extensive orchard contains an exceptional variety of fruit trees, including pomegranate, walnut, mirabelle, fig, cherry, guava, plum, vineyard peach, pear, quince and apple, together with vines, a herb garden and a beautiful passionflower arbour.

The centrepiece is the 11 × 6 metre natural swimming pool, surrounded by landscaped reed beds and incorporating UV water treatment. Originally a conventional swimming pool, it could potentially be converted back with a new liner and appropriate works.

A generous 94 m² terrace provides ample space for outdoor dining and entertaining, whilst the independent poolside studio offers further accommodation for guests.

Energy Efficiency and Improvements:
An especially attractive feature is the excellent B energy rating, unusual for a character property of this nature.
Considerable investment has been made in improving comfort and energy efficiency:
2013 – Major renovation, double glazing and installation of a wood-pellet boiler
2017 – Roofing works
2021 – Treatment against wood-boring insects
2022 – Photovoltaic panels and solar water heating
The photovoltaic installation also provides electricity for charging an electric vehicle. Some glazing remains to be upgraded, notably two French windows in the salon and the artist’s workshop.

Location
Situated in the Haute-Garonne, the property enjoys a rural setting without feeling isolated. The local village has an active, welcoming community, whilst a bakery and primary school are approximately 3 km away.

The traditional market towns of Boulogne-sur-Gesse and Aurignac offer shops, restaurants and local amenities, whilst Saint-Gaudens, approximately 20 km away, provides a wider range of services. Toulouse and its international airport are accessible in approximately an hour.

A property with genuine character and considerable versatility, equally suited to a comfortable permanent home, a creative retreat or a family residence with independent guest accommodation. The combination of authentic architecture, established gardens, Pyrenees views and excellent energy performance makes this a particularly appealing proposition.

Strengths:
Natural pool
Pyrénées view
Gite

Reference: MM 2427 SD
Location: Boulogne-sur-Gesse
Rooms: 9
Bedrooms: 3
Shower room: 2
Bathroom: 1
Property tax: 1 749 € /year
Plot size: 50 a 92 ca
Sanitation: Individual compliant
Openings: Wood/Double glazing
Swimming pool: Yes
Heating: Pellets/Individual
Interior condition: Good
Kitchen: Fitted/Independent
View: Mountain
Exposure: Southeast
Insulation: oui
Description of the pool: Naturel 11×6. Profondeur 130-240cm
Levels (incl. ground floor): 2

Energy class B 106, Climate class A 3
Estimated amount of annual energy expenditure for standard use: between 2060.00 € and 2830.00 € for the years 2021, 2022, and 2023 (including subscriptions).
Information on the risks to which this property is exposed is available on the Geohazards website: georisques.gouv.fr.