Just minutes from Auxerre, in the charming village of Vallan, discover this fully renovated house, blending oldworld charm with modern amenities. Prized for its peaceful setting and its immediate proximity to shops, schools, and major roads, the village offers a soughtafter lifestyle, ideal for balancing tranquility and an active life. Built on a 310 m2 plot, this property has undergone a complete renovation. Excellent insulation, doubleglazed windows, and a recently installed mains gas boiler—everything has been designed to provide optimal comfort with no further work required. Those who appreciate a cozy atmosphere will also have the option of reinstalling wood heating thanks to the existing chimney. Outside, the garden, gently raised by a few steps, creates a pleasant and private space to fully enjoy sunny days, entertain family and friends, or let children play safely. At one end of the house, a large storage area, currently converted into a professional kitchen, offers numerous possibilities: workshop, back kitchen, storage space, or professional activity, depending on your plans. The living space then opens onto two large, openplan living areas, bathed in light thanks to their southfacing aspect. The generous proportions allow for a clear separation between a beautiful kitchen with a dining area and a welcoming living room, creating a fluid, warm, and particularly pleasant living space. A tastefully renovated, contemporary bathroom completes this first level. Upstairs, the sleeping area includes a comfortable first bedroom and a second, spacious bedroom, arranged in a row, offering the option of creating a master suite, an office, or a dedicated children's area, depending on your needs. The advantages of this property: Fully renovated house Excellent insulation Double glazing throughout Recently installed mains gas boiler Possibility of installing wood heating Two beautiful, bright living rooms facing south Modern shower room 310 m2 garden Large storage space suitable for a business or conversion Just a few minutes from Auxerre. Whether you are looking for a comfortable main residence, a firsttime purchase, or a quality rental investment, this house will charm you with its excellent condition, brightness, and prime location on the outskirts of Auxerre. ENERGY RATING: D 203 kWh/m2/year. CLIMATE RATING: D 43 kg CO2/m2/year. Estimated annual energy costs: between €1,550 and €2,140. Energy price reference date used to establish this estimate: 01/01/2021. Energy performance certificate completed on 02/08/2022. This property is offered at €148,000 (seller's fees included) by your local Burgundy & Occitanie advisor, Vivien Gueneau. Contact him at + ([[please use the form to respond ]]) or by email at vivien. ([[please use the form to respond ]]) Côté France Immobilier, FrancoBelgian real estate network / buyingsellingvaluation ([[please use the form to respond ]]) 'Information on the risks to which this property is exposed is available on the Géorisques website: ([[please use the form to respond ]]) ' This real estate advertisement was written under the editorial responsibility of (EI) Vivien Gueneau, Independent real estate sales agent of SARL Côté France (without holding funds), the sales agent registered with the RSAC of Auxerre under number ([[please use the form to respond ]]) , holder of the real estate canvassing card on behalf of the company SARL Côté France.
