French property of the week: Stunning stone house in the heart of Charente

If you want to live in an old stone house in one of the most picturesque and stunning parts of France and have enough money... then this property in the heart of Charente could be for you.

French property of the week: Stunning stone house in the heart of Charente
Photo: Leggett Immobilier

Where is it?

The property is located between the villages of Jarnac and Chateauneauf-sur-Charente in between Cognac and Angouleme in the heart of the Charente, western France.

The house is set on a quiet country road in the heart of the Cognac producing area near the picturesque Charente river and approached along a lane.

The whole area is steeped in history and the property is just a few minutes from a 7th century Roman road and stunning partially ruined Chateau, rebuilt in the 16th century.

Cognac and the area offer a lot of services and entertainment. An Olympic sized pool is about to be completed. Sports centres, schools, conference facilities, bars and restaurants are all very high quality.

Transport links

There are train stations in Cognac, Jarnac and Chateauneuf, all of which connect to Angouleme and the TGV, which links to Paris in just over two hours.

La Rochelle and Bordeaux airports are just over 1h 15 minutes away. Ryanair fly to Stansted all year round from La Rochelle. Bordeaux is an international airport and an easyJet hub. 

The Atlantic coast is 1h 15 minutes away by car and the Pyrenees and Spanish border are 3.5 hours drive.

The Brittany port of St Malo is a 4.5 to – 5 hour drive with overnight and daytime ferries to the UK.

Describe the house

The main house is behind a large pair of handmade oak gates, for pedestrian and vehicle access.The house comes with a beautiful garden and pool along with a stone terrace from which you can enjoy the splendid sunsets and views (see photo below).

In all, there are six bedrooms and four bathrooms in the 295 m2 property which comes with two garages and outbuildings.

There are large, bright, tastefully decorated reception rooms plus a handcrafted, new, solid wood kitchen with granite worktops and an Aga. There is an attached guest apartment plus a separate two bedroom gite.

What does the estate agent say?

Louise King from Leggett Immobilier says: “It's a stunning, unique property with a secret courtyard, gardens and pool. This property holds many a long forgotten secret.

“The tower is reminiscent of childhood fairy stories and it offers outstanding views.”

How much does it cost?

On current exchange rates the property costs €408,000 or £359,693 or $472,987.

And the photos:


For more information about the property and to view others in the region visit Leggett Immobilier.



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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