Nestled in a secluded residential area of Bluffy, just minutes from Menthon-Saint-Bernard, this charming duplex offers approximately 108 sq m of living space (124 sq m of floor space) and occupies the first and top floor of a small, intimate building with only two apartments. A rare find, combining charm, spaciousness, and a connection to nature. From the moment you enter, the approximately 60 sq m living area captivates with its abundant natural light and elegant architectural lines. The living room, centered around a fireplace, flows seamlessly into the fully equipped open-plan kitchen and dining area. Large windows offer breathtaking views of the lake and the Château de Menthon-Saint-Bernard, a living tableau that changes with the seasons. On the same level, a master suite with a private bathroom provides convenient single-level living. Upstairs, there are three further bedrooms, a shower room, and ample storage, designed to meet the needs of family life. Outside, the garden and shaded terrace bordered by a stream create a bucolic atmosphere, perfect for relaxation. A separate outbuilding of approximately 10 sq m completes the property, ideal for storage. A cellar and two private outdoor parking spaces further enhance the amenities of this property. Just a ten-minute bike ride from the center of Menthon-Saint-Bernard, shops, and schools, this property offers a rare balance between absolute tranquility and proximity to conveniences. A warm and inviting apartment, with no overlooking neighbors, for those who appreciate unique living spaces. ENERGY RATING: C / CLIMATE RATING: B. Estimated average annual energy costs for standard use, based on energy prices for 2021, 2022, and 2023: between EUR1,610 and EUR2,230. Information on the risks to which this property is exposed is available on the Géorisques website for the areas concerned: www.georisques.gouv.fr. Contact: Dominique - 33 6 61 75 80 10

Ad reference 2108EA