A multi-century house, two dwellings, a miller’s house and a windmill, with nearly 17 hectares
of grounds and an incredible panorama of the surrounding nature, in the middle of the Lot-et-Garonne department
Prayssas, LOT-ET-GARONNE aquitaine 47360 FR

Location

Surrounded by nature, the property is located in the former region of Gascony, within the Lot-et-Garonne section of the Pays de Serres. Only one hour from Bordeaux and its airport by car, the property is 3 hours away from Paris via the train station in Agen, while all shops and services are only about 5 kilometres away.
Narrow plateaus bordered by low cliffs and separated by steep-sided, small valleys, these mountain ridges or “serres” form a landscape of forests, pastures and orchards. Located atop one of them, the property has breath-taking views and may have once been a former fortified home with its outbuildings: in the 17th century, the place name appears on a local lord’s title of nobility, demonstrating the centuries-long interest and drawing power of this place.
Today, it is the ideal starting point for discovering a region with a mild climate and a relaxing lifestyle either via the nearby hiking trails or by car.

Description

Placed on the edge of a plateau as if it was a lookout tower, the house overlooks the nearby village and has incredible views of the Lot River Valley and the confluence of the Lot and Garonne rivers.
Three drives provide easy access to this oasis of peace and quiet. For the first, at the top of a steep slope and alongside a wooded valley, a pruned hedge guides visitors along a gravel lane that leads to the main dwelling and the buildings that surround it. As for parking, a grassy area has been reserved for this purpose, while the house itself is accessible via a wide, footpath, surrounded by a carpet of lawn.
In addition, a second drive, from the quiet B road, provides access to the mill and miller’s house, and the caretaker’s cottage has a private, tarmacked drive.

The Main Dwelling

With three storeys, the house is topped with a hipped tile roof, which is cadenced by two hayloft dormer windows crowned with pediments on its eastern and western sides as well as four round hayloft dormer windows on its northern side.
With an inhabitable floor area of approximately 550 m² and completely restored, it gracefully combines recent authentic materials with the house’s carefully conserved original elements, such as: terracotta tiles, hardwood floors, stone sinks, 17th-century ashlar stone or brick fireplaces, 18th-century wooden double doors, cross-windows, as well as its exposed wooden beams and rafters.
Well-maintained, with ample, but still human-sized volumes, the house’s living areas are all located on the ground floor: kitchen, dining room, living room, office, a nuptial suite and lavatory, while the first floor includes four bedrooms, bathrooms as well as spaces for relaxation.


The ground floor
A dual-aspect gallery provides access to all the rooms on this floor as well as the outdoor spaces via two wooden entrances on either end, each topped with a glazed fanlight. With terracotta tile floors throughout, except in the nuptial suite, all the rooms have ceilings with exposed beams, which, depending on the room, are painted with different colours in between the rafters and culminate at 3.8 metres high. The first room, a kitchen, has a brick fireplace in which a woodstove was placed, providing welcome heat in the spring and autumn seasons, while, in addition to the regular kitchen amenities, an ancient stone sink still stands in one corner of the room.
A wooden door, located near the fireplace, opens onto the adjacent dining room. Like the other rooms on this floor, it has a fireplace, this time in stone and most likely from the 17th century, the white colour of which corresponds with the colour of the plastered walls. Following on from here is an office-library, which stands out thanks to its stone sink placed under a window, while small-paned, single-casement windows provide pleasant views of the garden for all three of these rooms.
Facing the office, on the other side of the gallery, is an immense living room, the windows of which create a contrasting interplay of light: sometimes dimmed by the stained glass cross-windows, and other times stark and dazzling via the southern-facing oculus. With its wooden ceiling beams supported by stone corbels, the living room also includes a wide wooden staircase that leads to the first floor, the guardrail of which extends into the living room, safeguarding the access to the semi-basement level, accessible via fourteen stone steps, while 18th-century wooden double doors – which can be found in all the other rooms on this floor – open onto the dual-aspect gallery. Lastly, the nuptial suite, with its alcove, painted walls, hardwood floor and elegant fireplace with a wooden lintel, was partially converted during the renovation in order to give it its current configuration and create a bathroom with a marble floor and walls.
The upstairs
With the same plaster ceilings nestled between exposed wooden rafters, the same soft light provided by the round hayloft dormer windows, the same carpet-covered floors and white-painted walls, the four bedrooms on the first floor were designed with identical layouts, while still preserving their individual originality. Located on the same side of the house, they all open onto the first floor’s dual-aspect gallery.
On the other side, near the staircase, a narrow hallway provides access to two shower rooms and a separate lavatory. Continuing on from here, a nook, accessible via a door, leads to the attic space under the eaves, directly above the ground-floor living room. In addition, this floor also includes, nestled under the roof, an open space with a snooker table.
Low level
Located on a half-floor underneath the living room, the game room’s ceiling is supported by aligned wooden posts set within a stone base on the terracotta tile floor. A laundry room and cellar can also be found on this level, which has direct access to the garden, via a painted wooden door.

The Guesthouse

With direct access to the swimming pool, the guesthouse’s central room is currently used as a living room and includes a rustic bread oven door, the vaulted ceiling and floor of which are located in the next room, not far from a shower room and lavatory, while, next to the living room, is a bedroom with mezzanine.
Throughout, there are terracotta tile floors and plaster-coated walls, except for the bedroom, which has preserved its stone walls. Lastly, the adjacent garage is only accessible from the outside.

The Caretaker's Cottage and Adjacent Outbuildings

The outbuildings extend along a north-south axis, demarcating the portion of the grounds located to the east of the main dwelling. One of them is topped with a fibre cement roof, partially placed over a metal framework, while a carriage entrance in the middle, which most likely was once the property’s main entryway, separates a barn, still in its original state with a beaten earth floor, from a large covered area where the farm equipment is stored, open to the east and supported by three wooden pillars. Following on from here, a high porch roof protects a patio and the entrance to the caretaker’s cottage from the elements.
With one storey and recently renovated, this building’s living room contains both the living areas and kitchen, all grouped around a central brick fireplace. A hallway leads to an initial bedroom, while another corridor provides access to a lavatory, shower room as well as two other bedrooms. In addition, a convertible attic accessible from the porch roof spans the entire building, the latter of which is heated by an individual gas furnace. Lastly, in the southern portion of the outbuildings at a right angle, an outdoor bread oven is extended by a chapel with a hipped roof, wood ceiling, stained glass windows, beige plaster walls and a hardwood floor, all of which contribute to this sanctuary’s overall peaceful ambiance.

The Miller's House

Thickets of vegetation partially conceal this annexe dwelling from the drive, and only a patio, visible on one side, indicates that there is a building here. Made up of two dwellings, one is reserved for private use while the second is currently operated as a holiday cottage.
The first dwelling is made up of a southward-facing living room with hardwood floors as well as an open kitchen, extending along the entire length of one of the room’s walls, fitted with low cupboards and embellished with a cement tile floor. Extending on from here is a corridor that contains a lavatory and wardrobe, the latter of which is intended to provide access to the room on the lower level during future renovations. Lastly, in the back, there is a bedroom with its own bathroom located at a right angle.

The second dwelling is accessible from the outside, after walking along a wall covered in Virginia creeper and turning the corner of the building, which at this point is bordered by a large north-facing patio, particularly enjoyable in the summer months with an incredible view of the surrounding countryside.
A kitchen, without upper wall cabinets, has been created in a room separated from the living room by an open passageway. A nearby bedroom has painted walls, like most of the other rooms in this building, except for one wall clad in dressed stone. With tile floors from the kitchen to the bathroom, the latter is quite spacious and facilitates circulation between its different elements, while a lavatory, partially concealed behind a partition, is separated from the rest of the room by a glass door. Via a wooden door, this room communicates with the living room-dining room, the separation of which is denoted by their different types of floors: hardwood for the living room and terrazzo tiles for the dining area. In addition, two dressed stone walls keep the room cool come summer, while a woodstove provides heat during the winter months.
As for the upstairs level, it is accessible via a quarter-turn wooden staircase located in a corner of the living room. On this floor, the rooms are crowned with wooden battens and a partially visible wood beam framework, while hardwood floors and painted walls can be found throughout. Two bedrooms, one of which could be used for a child, are located on this floor and adjacent to a shower room as well as a separate lavatory.
Underneath the ground floor, the basement contains all the rooms whose renovations await completion. However, not only has the framework for the conversion of the two rooms been marked out, but they have also been fitted out with cement floor slabs, wood-framed windows and toothing stones on the ceiling. As for the buildings’ foundations, they were built directly on the plateau’s outcropping rock, which made it possible to save on major foundation work in the early 19th century.
Lastly, in the garden, a hot tub provides an additional touch of luxury for this dwelling.

The Windmill

Located towards the back of the property and facing a 360° panoramic view overlooking the Lot River Valley, is a one-of-a-kind mill from the 18th century with a cedar shingle pepperpot turret.
After passing through a small wooden door, a narrow stone staircase, followed by one made out of wood, provides access to each of its floors. On the ground floor there is a fitted kitchen with dining nook, the first floor contains a recently converted shower room with a lavatory and hot water tank, the second floor is home to the living room, while the last level includes a secret bedroom underneath the mill’s wooden rafters.
With pointed stone walls throughout, the kitchen has a terracotta tile floor, while the rest of the building’s hardwood floors act as the ceilings for its lower levels. In addition, each level has a floor-to-ceiling height ranging from 2.1 to 2.65 metres and an approximate floor area of 11 m².

The Woodshed and Dovecote

Still containing the stone trough that was once used to feed the animals, this former pigsty is built out of stone, topped with a barrel tile gable roof and also includes an open shed used to store wood. Further on, near the low stone wall that connects it to a corner of the main dwelling, a small dovecote is topped with a flat tile roof crowned with a finial. With half-timbered brick walls, it contains an incredible vaulted room on its lower level.

The Grounds

Well-tended lawns surround the immediate outskirts of each building as well as the swimming pool located near the guesthouse, before gradually melding with the plateau’s meadows scattered with downy oak, hazelnut and walnut trees.
The outdoor areas are peppered with trees and shrubs, as well as hedges or thickets, which seem to seamlessly integrate with the surrounding countryside. In addition, a rather remarkable horse chestnut tree, located near the main dwelling, provides much needed coolness and shade in the summer, once comfortably seated under its foliage on the patio, near the well.
Below the property’s buildings, uncultivated land and woods, which include oaks, junipers, dogwoods and black locusts, form a considerable screen that safeguards the property. As for water for the grounds, it is supplied naturally by rainwater or the property’s irrigation system already in place.

Our opinion

Recently renovated in keeping with the sense of place, the main dwelling has an elegant appearance, while the property’s size provides its occupants with peace and calm as well as an immersive experience within nature, where the views of the surrounding countryside are enough to take your breath away.
In addition, the two dwellings and the miller’s house have very recently been given a new lease on life with a successful facelift, while the quality of the environment and its tranquillity are ideal for any type of project: a secluded country retreat, guest accommodations for visiting tourists or celebrations as well as a subdivision into smaller lots. Once having decided to take the plunge, the desire to settle here permanently will become an unavoidable and overwhelming certainty.

Exclusive sale

1 860 000 €
Fees at the Vendor’s expense


See the fee rates

Reference 573035

Land registry surface area 17 ha 73 a 6 ca
Main building surface area 550 m2
Number of bedrooms 12
Outbuilding surface area 595 m2

French Energy Performance Diagnosis

Consultant

Francine Tamenne +33 1 42 84 80 85

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NB: The above information is not only the result of our visit to the property; it is also based on information provided by the current owner. It is by no means comprehensive or strictly accurate especially where surface areas and construction dates are concerned. We cannot, therefore, be held liable for any misrepresentation.

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