French Property of the Week: Converted village school with a heated pool in Poitou-Charentes

Check out our French Property of the Week, a converted village school with a heated pool and spectacular views in Poitou-Charentes.

French Property of the Week: Converted village school with a heated pool in Poitou-Charentes
Photo: Leggett Immobilier
Where is it?
Located in the idyllic French village of Saint-Même-les-Carrières in Poitou-Charentes, southwestern France. 
The property is just 5km from the stunning town of Jarnac and 14km from Cognac, where you can sample the town's world famous brandy and take in the historical medieval quarter. 
The nearest airports are La Rochelle (126km) and Bordeaux (120km), with easyjet and Ryanair operating flights from both. 
The property is well positioned at the edge of a village which has several amenities, including a boulangerie, mini-market, bar and tabac, post office and pharmacy. 
How much is it?
The property is valued at €548,000 or £474,173 depending on exchange rates. 
Describe the property: 
This stunning property commands wonderful views across the neighbouring vineyards. 
As a former village school, the large house offers two reception rooms, two bedroom suites, four double bedrooms and a heated swimming pool, as well as private parking. 
Featuring a raised terraced area to the back with steps leading down to the pool and solar pool shower, the house has been renovated with new electrics, plumbing, oil fired central heating and double glazed windows throughout.
Owners will even have somewhere to store the wine they are sure to purchase from the nearby vineyards, with the house also offering vaulted cellars. 
Why buy it?
Leggett Immobilier say: “An imposing building and former village school, which has been meticulously renovated. 
“A great opportunity to run a B&B, in a popular tourist area near Jarnac and Cognac.”

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Property taxes: How much will it cost to extend your French home?

Installing a swimming pool, building a garden shed, or adding a conservatory to your French home has become more expensive in 2023.

Property taxes: How much will it cost to extend your French home?

If you are planning a renovation project in 2023 you’re likely looking at rising cost for materials and labour due to inflation – but there is one other cost to consider; taxes. 

In France there is a one-off tax that has to be paid on certain building works, and the government has raised the rate for this.

The taxe d’aménagement, sometimes referred to as the garden shed tax, applies to all property development – construction, reconstruction and extension – of buildings that require planning permission or a building permit.

Garden sheds, swimming pools or extensions with a surface area of more than 5 square metres are subject to the development tax – although a 50 percent reduction is applied to the flat-rate values of certain buildings, particularly the first 100 square metres of main residences.

READ ALSO Everything you need to know about installing a swimming pool at your French property

The tax is collected by local councils, who set their own percentage rates for the tax, working off the base rate set by the government.

A decree published in the Journal Officiel set the base figures for 2023 at the following rates: 

  • €1,004 per square metre in Île-de-France (up from €929 per square metre in 2022);
  • €886 per square metre outside Île-de-France (€820 per square metre in 2022).

The flat-rate values per square metre of building space, which constitute the basis for the development tax, are revised on January 1st of each year according to the latest construction cost index published by national statistics body Insee. 

Additionally, specific rates are set for:

  • €250 per square metre  for a swimming pool (up from €200 in 2022);
  • €12 per square metre of ground-fixed solar panels (up from €10 in 2022);
  • €3,000 per wind turbine more than 12 metres high;
  • €3,000 per pitch for tents, caravans and mobile leisure homes;
  • €10,000 per pitch for a holiday chalet or bungalow.

The amount of the tax is calculated according to the following formula: 

(Taxable area multiplied by the government-set base figure) multiplied by the percentage tax rate set by the local authorities. This gives the total to be paid in cents. Bills are rounded down.

So, the tax for a 30 square metre extension in an area where the combined local and departmental tax rates total 6.25 percent would be calculated like this:

30 (the size of the development) x 886 (the base tax rate outside Ile-de-France) = 26,580

6.25 (local and departmental tax) x 26,580 = 166,125 cents, more usually expressed as €1,661. 

If the total payable is less than €1,500, you will receive a bill in the six months after planning permission was granted, with details of how to pay.

Otherwise, it is paid in two instalments, 12 months and 24 months after authorisation, with a 10 percent surcharge applied in cases of late payments.

READ ALSO The hidden costs of owning property in France