**Ideally located close to all amenities, with the town centre and future tramway just a few minutes away, this house is the perfect embodiment of the family lifestyle.

**With over 194 m2 of living space, this home benefits from 637 m2 of enclosed land planted with trees, including a 115 m2 full basement and a detached garage, offering considerable potential for conversion.

**Original features such as high ceilings, mouldings and herringbone parquet flooring bear witness to the cachet and refinement of this exceptional property.

**On the ground floor, a welcoming entrance hall leads to a separate kitchen, a living room, two spacious bedrooms, a bathroom/shower room with toilet, a dressing room and a separate toilet.

**Upstairs, a hall leads to five bedrooms, a kitchen and a bathroom with toilet.

**The outside terrace around the house gives you the opportunity to take advantage of all the different exposures, whatever the season.

**The full basement of this building offers numerous possibilities for conversion and additional storage space.

**Two separate entrances make it possible to create two separate flats, offering flexibility of use and an additional investment opportunity.

**This is a rare opportunity in this sought-after area.

**Selling price: €700,000 (fees payable by the vendor)

**EPD: Class E 294 kWh/m2 per year - GHG Class: E 64 Kg CO2/m2/year

Estimated average annual energy costs for standard use, based on 2021 energy prices: between €3,370 and €4,600.

**To visit and help you with your project, contact Valérie le BLANC, on or by email at .

In accordance with article L.561.5 of the French Monetary and Financial Code, you will be asked to show proof of identity in order to organise the viewing.

This sale is guaranteed for 12 months.

This listing has been prepared under the editorial responsibility of Valérie LE BLANC acting as a commercial agent registered with the RSAC THONON LES BAINS 893 903 252 with SAS PROPRIETES PRIVEES, with a capital of 40,000 euros, ZAC LE CHÊNE FERRÉ - 44 ALLÉE DES CINQ CONTINENTS 44120 VERTOU; SIRET 4 040, RCS Nantes.

Carte professionnelle Transactions sur immeubles et fonds de commerce (T) et Gestion immobilière (G) n° CPI 4401 20 8 issued by the CCI Nantes - Saint Nazaire.

Escrow account no.

3 BPA SAINT-SEBASTIEN-SUR-LOIRE (44230); Guarantee GALIAN - 89 rue de la Boétie, 75008 Paris - no.

28137 J for 2,000,000 euros for T and 120,000 euros for G.

Professional liability insurance by MMA Entreprise policy no.

120.137.405.

Mandate ref : 363512 - The professional guarantees and secures your property project.

Valérie LE BLANC (EI) Commercial Agent - RSAC Number: THONON LES BAINS 893 903 252 - .

Sale house Annemasse

Information on the risks to which this property is exposed is available on the Géorisques website : https://www.georisques.gouv.fr

Ref : 363512LVB - Date : 02/07/2024