Poitou-Charentes, Charente, Mouthiers-sur-Boëme, France

A44994NIE16 - A Rare Opportunity Beneath a Historic Château

Set in an exceptional position beneath the impressive Château de Rochandry, this beautiful and substantial village property enjoys a setting that is both peaceful and steeped in history. Located in the sought-after commune of Mouthiers-sur-Boëme, surrounded by rolling countryside yet within easy reach of Angoulême and its TGV connections to Paris and Bordeaux, the property offers an increasingly rare combination of character, space and potential.

This is very much a "sleeping beauty" — a home filled with charm, authenticity and original features, ready for a new owner to breathe fresh life into its generous rooms and delightful gardens.

Ground Floor
The house offers two entrances, creating a practical and flexible layout.
The welcoming kitchen (28.03m²) is a standout feature, fitted with attractive handmade cupboards and thoughtfully designed storage. Adjacent is a useful pantry, together with a large utility room (13.36m²) and WC. The utility room provides direct access to the adjoining barn, creating excellent practical storage and workshop space.

The principal entrance hall (14.07m²) leads through to an elegant dining room (28.65m²), rich in authentic character and period charm. A second hallway (12.20m²) provides further circulation space and access to additional storage.

The recently redecorated salon (34.21m²) is a particularly attractive reception room, featuring beautiful wooden flooring and a fireplace, creating a warm and inviting atmosphere throughout the year.

First Floor
The first floor is served by two staircases, adding character and practicality.

Bedroom 1 (14.09m²) enjoys pleasant proportions, while an adjoining room (16.37m²) could serve as an office, nursery, children's bedroom, playroom or dressing room.
A spacious landing (13.19m²) leads to Bedroom 2 (23.08m²), complete with ensuite facilities and separate WC.

Bedroom 3 (27.34m²) is full of charm, featuring its own fireplace and a delightful balcony overlooking the rear gardens and grounds.

Bedroom 4 (10.44m²), currently used as a sewing room, benefits from extensive fitted wardrobes and could equally function as a home office, hobby room or dressing room.

The floor is completed by a family bathroom (5.28m²) and separate WC.

Also accessed from this level is a further bedroom suite comprising a generous bedroom (20.43m²) with adjoining dressing room and large ensuite shower room (18.14m²) featuring double washbasins and WC.

Second Floor
The upper floor provides additional accommodation beneath the eaves, offering a charming bedroom (13.61m²) with wardrobe and dressing area. An adjoining room (11.44m²) could be used as a child's bedroom, study, hobby room or occasional guest accommodation.

Gardens & Grounds
The gardens are one of the property's greatest assets. Wrapping around the house, they offer a wonderful blend of formal and informal spaces. Mature planting, flowering borders and charming terraces create an almost English rose-garden atmosphere, while a barbecue area provides an ideal setting for outdoor dining and entertaining. With some care and vision, these delightful gardens could become truly spectacular.

Extensive Outbuildings
A major advantage of this property is the impressive collection of outbuildings, which offer tremendous flexibility for future projects.

These include:
A former bread oven building (four à pain)
Double garage and carport
Traditional barns
Wine press buildings
Storage buildings and workshops
Additional large outbuilding situated on land across the road

Subject to obtaining the necessary permissions, some of these buildings may offer exciting possibilities for guest accommodation, holiday cottages (gîtes), workshops, events space, artist studios or home-based business activities.

Location
Situated in the highly desirable Boëme Valley, the property enjoys easy access to local amenities while benefiting from a beautiful rural setting. The surrounding area offers riverside walks, cycling routes, historic villages and excellent access to the vibrant city of Angoulême, renowned for its restaurants, shopping, international schools, annual comic festival and high-speed rail links.

Properties offering this combination of character, history, extensive outbuildings and development potential in such a desirable location are increasingly difficult to find.

5 Key Selling Points
Historic setting beneath Château de Rochandry
Up to 6 bedrooms with flexible layout
Extensive barns, garages and outbuildings
Beautiful mature gardens and terraces
Mains drainage and central heating