Beaucoudray

For Sale: Well-appointed detached Normandy cottage with proven potential for letting

€120,000 (excluding fees and charges)

 

 

 

Sleeping up to 8, this is a spacious, recently modernised (2006), two-bedroom cottage in its own enclosed grounds. Situated on the edge of the village of Beaucoudray, between the towns of St Lo and Vire, the cottage is 1¼ hours drive (60 miles) from the port of Cherbourg and is 1 hour (50miles) from Ouistreham, the port of Caen, and is ideal for exploring the many sights and attractions of Normandy. The wide sandy beaches north of Granville are only 30 minutes away and there are plenty of lovely walks in the countryside surrounding the cottage.

                                                         

 

Back garden

 

 

Cottage in Normandy with income for sale

Light, airy and spacious detached cottage, restored in 2006. Ground floor fully tiled throughout and comprises entrance hall , fully fitted kitchen/breakfast room (4.1m x 2.3), dining room (4.1m x 4.4), sitting room/bedroom 3 (4.1mx 4.4) with working fireplace, lounge (3.9m x 5.0), new bathroom (2.1m x 2.1) with bath, wash basin, wc and separate shower. The First Floor consists of a landing, 2 double bedrooms (3.75m x 4.7 and 3.75 x 4.25) and a shower room (2.1m x 1.35) with wash basin and wc. There is a lean-to store (2.5m x 4.0) outside and plenty of off-road parking. The cottage stands in about 600 m2 of enclosed sheltered garden,  off a cul-de-sac leading off a quiet road.

Heating is by means of fitted electric convector heaters in every room, with the addition of a log burner in the sitting room/bedroom 3 and an electric stove in the dining room. Both sitting and dining rooms have working fireplaces, though the dining room chimney has a removable cap. Hot water is by means of a ‘chauffe eau’  storage heater using off-peak electricity.

 

Fully restored in 2006, decorated to a high standard throughout and ready to move in, the cottage was being let as a gite, through Cheznous.com (property no 16859).

 

Price: €120,000 (£97,000 approx) (exclusive of taxes and fees)

 

I am not sure what the fees and taxes will be, but it would be wise to assume upwards of €10,000 (£7000). If you choose to go through the estate agents, their charges to the purchaser will be of the order of another €10,000 to €12000 – though they will hold your hand through the process.

 

To View  please contact :

The owner: John Cox, 25 Deverell Close, Bradford on Avon, Wilts,  BA15 1UZ, GB

Telephone: 00 44 (0)1225 864270     Mobile: 00 44 (0) 7973 678 487          E mail: jandbcox@hotmail.com

The Notaire: Maitre F Blaize, Route de Villebaudon, 50420 Tessy sur Vire, France

Telephone: 03 33 (0)2 33 56 31 04           e-mail: blaize@notaires.fr

Estate Agents: La Manche Immobiliere, 25 Rue de Villedieu, 5000 St Lo, France

Telephone: 00 33 (0)2 33 05 14 07            http://www.manche-immobiliere.fr           (Ref M31098)

Income

Contrary to what one hears, letting our cottage has proved to be a largely pleasurable and hassle-free experience. I have relied on word of mouth, cards in the local newsagents and supermarket and Cheznous.com. I took the cheapest option of a web advert  (£233.00 pa) and this has paid dividends. One advantage of Cheznous is the fact that they offer a discount on ferry prices. Pricing is difficult, I set mine deliberately low (£200 per week in high season) as the ferry prices seem high to me, and we have relied on our guests to leave the place as they would wish to find it. This has worked surprisingly well, with only 2 relatively minor problems in 2 years (One guest left a fire on, hence the big electricity bill this year). Earnings in 2006 were £2420 and expenses £1500 and in 2007 earnings £2250 and expenses £1065. Receipts are down for 2007 because I did not accept bookings for the autumn and I have not accepted any bookings for 2008.

Outgoings (in Euro)

2007                           2006

Taxes Foncieres (Rates)             209.00                            202.00

Refuse Collection:                        56.00                              56.00

Electricity                                 511.00                            236.00       

Water                                        50.00                              39.00

Insurance                                  239.00                            228.00

                                             1065.00                    761.00

Reason for Selling

We have another holiday home nearby in Pont Farcy. I purchased Beaucoudray as a interesting retirement project and an investment. Now that we are the proud possessors of 2 new grandchildren in Norwich, we want to use the money to help our daughter and son-in-law buy a new house with room for Grandma and Grandad to stay.