Nestled in a secluded residential area of Bluffy, this charming duplex offers 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, it combines charm, spaciousness, and a connection to nature. From the moment you enter, the approximately 60 sq m living area captivates with its light and expansive views. The living room, centered around a fireplace, flows seamlessly into the open-plan fitted kitchen and dining area. Large fixed windows frame an inspiring view of the lake and the Château de Menthon-Saint-Bernard, offering a captivating panorama that changes with the seasons. On the same level, a master suite with a private bathroom ensures convenient single-level living, ideal for a smooth and comfortable lifestyle. The upper floor comprises three bedrooms, a shower room, and ample built-in storage, designed to meet the needs of family life. Outside, the shaded terrace and landscaped garden, bordered by a stream, create a bucolic atmosphere, perfect for relaxation. A separate outbuilding of approximately 10 sqm completes the property, ideal for storage. A cellar and two private outdoor parking spaces further enhance the amenities. Just a ten-minute bike ride from the center of Menthon-Saint-Bernard, shops, schools, and the lake, this property offers a rare balance between absolute tranquility and proximity to conveniences. 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 relevant areas: www.georisques.gouv.fr. Contact: Dominique 06 61 75 80 10

Ad reference 2108EA