A42232CMC31 - This versatile property is set in a quiet residential area of Labarthe-Rivière and offers a rare combination of space, flexibility and income potential.

The estate consists of two adjoining houses set within 2,170 m² of flat, enclosed parkland, complete with mature trees, an in-ground swimming pool, garage, workshop space and parking for at least six vehicles.

ORIGINAL 19TH CENTURY HOUSE

173.54 m² habitable space – DPE Grade E

The original stone house has been thoughtfully arranged into two independent apartments, accessed via an attractive entrance door with the date of construction carved into the stone above.

Inside, a striking original spiral staircase with wooden steps and metal balustrade connects the ground floor to the attic, immediately highlighting the character of the building.

GROUND FLOOR APARTMENT– 61.76 m²

This apartment is heated by a standard gas boiler with double-pipe radiators and benefits from wooden casement windows with double glazing

It comprises a spacious open-plan living area (29.17 m²) combining kitchen, dining and lounge space, enhanced by an attractive original open fireplace and wooden flooring.

Two double-glazed windows provide light throughout the day, with one facing south over the parkland and the other facing north towards open countryside.

The apartment benefits from:

• Two double bedrooms (11.35 m² and 10.50 m²)
• Shower room (3.84 m²)
• Separate WC (1.19 m²)

FIRST FLOOR APARTMENT – 61.95 m²

Also served by a standard gas boiler and double-pipe radiators, this apartment benefits from a wood-burning fireplace insert, providing efficient and economical heating and has:

• Open-plan living room with kitchen, dining and lounge area (29.23 m²)
• Two double bedrooms (11.17 m² and 11.72 m²)
• Bathroom (3.82 m²)
• Separate WC (0.99 m²)

Again, windows face both north and south, ensuring good natural light throughout the day.

ATTIC SPACE (49.83 m²)

The attic is accessed via the original staircase and offers excellent potential for further accommodation. It comprises:

• A large landing
• Two generous spaces with high ceilings and exposed beams
• A wide rear corridor linking both sides, which could easily be divided

This space could suit additional bedrooms, studios or a hobby/games room.

NEWER HOUSE – Built 1983

Approx. 232.87 m² habitable – DPE Grade C

Attached to the original property, this well-constructed home offers modern comfort and energy efficiency. Heating is via an electric air-to-water heat pump with underfloor heating, complemented by a natural gas boiler for hot water. Wooden casement doors and windows are double-glazed (12 mm)

GROUND FLOOR

• Entrance hall with tiled steps leading up to the 1st floor accommodation
• Laundry room (16.62 m²)
• Workshop (12.74 m²)
• Large garage (45.90 m²) with two double sliding doors and direct driveway access
• Additional storage room housing the gas boiler

FIRST FLOOR

The main living level offers a bright and welcoming living and dining space with an open fireplace, high vaulted ceilings and exposed A-frame beams. Three south-facing patio doors with Juliet balconies open onto views across the parkland and towards the low mountains beyond (Total 56.62 m²)

The adjoining fitted kitchen is equipped and practical (10.62 m²)

This floor also has the following accommodation:

• Small hallway
• South facing double bedroom (10.56 m²)
• Separate WC (1.68 m²)
• Shower room (3.93 m²)

UPPER FLOOR AND MEZZANINE

Steps from the living area lead to a mezzanine-style open room overlooking the lounge, ideal as a home office, TV room or creative space (17.38 m²)

A hallway leads to:

• Two further double bedrooms with beams and patio doors (10.88 m² and 11.75 m²)
• Large bathroom (6.28 m²)
• Separate WC
• Dedicated laundry room with plumbing and hot water cylinder (6.52 m²)

ATTIC SPACE (41.10 m²)

EXTERIOR (2170 m²)

The parkland garden is flat, south-facing and easy to maintain, with sunshine throughout the day.

Mature trees and shrubs provide structure and shade, while open views extend across surrounding countryside to distant hills.

A large ornate iron gate opens onto the driveway, with a second secure gate giving access to the enclosed garden.

A section of the garden near the original house has been set aside and would make an excellent vegetable plot.

SWIMMING POOL

The beautiful in-ground swimming pool is in excellent condition and compliant with current standards.

A surrounding terrace provides ample space for relaxing and sunbathing, with a small pool house for storage. An ideal space to enjoy with family and friends..

THE REGION & LIFESTYLE

Set between the rolling foothills and the higher peaks of the Pyrenees, this part of the Comminges offers an exceptional quality of life defined by space, nature and a relaxed pace of living. The landscape is varied and unspoilt, with green valleys, rivers, lakes and mountain views forming the backdrop to everyday life.

The climate is particularly appealing, with warm summers, clear spring and autumn days, and winters that remain mild in the valleys while offering easy access to snow in the mountains. This balance makes the area attractive throughout the year, whether for outdoor activities, family life or simply enjoying time at home.

Local life is centred around village markets, cafés and restaurants, with a strong sense of community. Summer months bring fêtes, brocantes and open-air events, while weekly markets showcase regional produce, local cheeses, meats and wines. It is a region where people still take time to meet, talk and enjoy simple pleasures.

Nature is always close at hand, with numerous walking and cycling routes, lakes for swimming and picnics, and the Pyrenees providing opportunities for hiking and skiing across the seasons. Spain is also within easy reach, adding another dimension for day trips and weekends away.

Despite its peaceful setting, the property is well placed for both leisure and practical amenities. Ski resorts, lakes, local towns, supermarkets, rail connections, motorway access and international airports are all within reasonable driving distance, making the area equally suitable for a main residence, a family home, or a second home with rental potential.

Below are approximate distances and travel times to key destinations and amenities.

SKIING

There are 3 ski resorts within reach of the property:

* Le Mourtis - 43 km (35 mins)
* Superbagneres via the tele-cabin at Luchon - 41 km (39 mins)
* Peyragudes - 52 km (56 mins)

WALKING/HIKING

Virtually from leaving your door you can find walks and hikes for all abilities

CYCLING/VTT

There are cycle routes for all abilities - from a path that runs over 40 km down the Garonne River to Tour de France climbs such as the

* Col de Mente
* Porte de Bales
* Col des Arhes
* Col de Portillon
* Col de Peyresourde

Wonderful routes for those who love motorbikes also.

SHOPPING

Close to the village you have many Supermarkets within easy reach:

* Super U
* Aldi
* L'Eclerc
* Lidl
* Intermarche

TRANSPORT

The train station at Gourdan Polignan goes directly to Toulouse - 9 km (13 mins) and goes directly to the station at Luchon - ideal for a day out and lunch.

Toulouse International airport is 104 km (1h11) or catch the train!
Tarbes/Lordes airport is 74 kim (51 mins)

I would love to introduce the region and the house to you if you are interested.