EPINEUIL - RARE OPPORTUNITY – Characterful Property Complex 221 m² with Strong Potential Guesthouses - Bed & Breakfast - Primary or Secondary Residence. Located in Épineuil, a charming wine-producing village in the Yonne region just 1.5 km from Tonnerre, this large characterful house of 221 m² (formerly 2 houses combined) offers exceptional potential, whether for a primary or secondary residence or for developing a guesthouse or bed & breakfast business. Its location is a real asset with quick access to Paris in 2 hours, Dijon in 1 hour and Lyon in 3 hours, in a peaceful, sought-after environment that is dynamic from a tourism perspective thanks to the proximity of vineyards. The property consists of two communicating dwellings that can be completely independent thanks to their separate access points from the street, allowing for easy balance between personal living and professional activity. This configuration offers real profitability potential with the possibility of operating multiple rooms as tourist accommodation. From the entrance, you discover a magnificent living space of approximately 70 m² with its original terracotta tiles bringing authentic charm, featuring an open-plan fitted and equipped kitchen leading into a dining room and warm lounge with direct access to the garden, enhanced by a Godin stove. The ground floor allows for single-level living thanks to a large bedroom, a bathroom with WC, a laundry room and an additional room that can serve as an office or bedroom. Upstairs, the sleeping area comprises five additional bedrooms as well as two bathrooms with WC, offering significant accommodation capacity, ideal for a large family or tourist hospitality activity. Outside, the property benefits from a pleasant wooded garden of approximately 1100 m², an intimate terrace perfect for entertaining, two outbuildings, two beautiful vaulted cellars typical of Burgundy and a large insulated attic that can be converted into a games room or relaxation space. Technical specifications are reassuring with a roof completely redone in 2022, recent insulation dating from 2024, double-glazed windows and a Viessmann condensing gas boiler installed in 2018, all rated D on the Energy Performance Certificate, making this a comfortable property with no major work foreseen. The village of Épineuil offers essential amenities with a primary school, bakery and local shops, while the nearby town of Tonnerre offers a TER train station, educational establishments, numerous shops, a cinema, a swimming pool as well as a rich and dynamic cultural life, further enhancing the sector's attractiveness. This rare property on the market brings together the charm of an older building, beautiful volumes and strong profitability potential in a sought-after tourist area. It appeals equally to investors and buyers wishing to develop a lifestyle project combining housing and business activity. Contact me quickly to arrange a viewing, properties with this much potential are particularly sought-after and do not remain on the market for long.