Two parcels, 1,000 m² (the house) and 3,420 m² (the field), 4,420 m² in all. Altitude 197.3 m. Checks run 14 September 2026. Verdicts: CLEAR, CONSTRAINT (plan and budget for it), RESOLVE FIRST (answer before any offer), UNKNOWN (not determinable from records; we name who can determine it).

How the address and the parcels were fixed

You gave coordinates, and that was the right thing to give. The address is unusable: the advertised house number does not exist in the national address base. What exists near the point is a different road, with registered numbers at 22 m, 27 m, 41 m and 52 m; the hamlet registered only as a locality, 63 m away; and three separate streets carrying the hamlet's name elsewhere in the commune. The hamlet is a lieu-dit, so several properties share the name and nothing addressed to it can be attached to one house without other evidence.

The coordinates fall inside the field, 3,420 m². The advert gives the land as 4,420 m², and the adjoining parcel is 1,000 m², so the two sum exactly. No other combination reaches that figure: the parcel nearer the point, at 2.4 m, is 3,240 m² and would give 6,660 m².

Which parcel holds the house took a second pass, and this is worth recording because the first pass got it the wrong way round. The building database, queried by street name, returned nothing for either parcel. Queried instead by parcel geometry against the national building outlines, and checked against the aerial photograph with the cadastral boundaries drawn on it, the picture is clear:

• The house parcel, 1,000 m²: one building, footprint 84 m², recorded as residential, first appearing in the records in 1972. This is the house. It stands alone with the gravelled courtyard beside it.
• The field, 3,420 m²: one building at its western corner, footprint 33 m², about 2.5 m high, recorded only as "undifferentiated". The advert does not mention it.

The 1972 date is consistent with the energy certificate, which puts construction between 1948 and 1974. Treat it as a floor rather than an age: the records begin when they begin.

Eight further buildings stand within 50 m of the point. They belong to neighbouring properties in the hamlet, which is tightly built with small interleaved parcels of 240, 160, 30 and 40 m². That pattern is normal in bocage hamlets, where a house footprint is often its own parcel, and it is the reason a street-name query cannot be trusted here.

Note the cadastral reference. It carries the code of the commune as it exists today and, inside the parcel identifier, the former commune's own code, because the former commune was absorbed into the commune nouvelle. A query by section and number alone is ambiguous in this commune and returns a parcel several kilometres away; the full identifier or the geometry is required.

Which commune code each register uses. Every commune-level register here keys on the current commune: the risk inventory, the disaster orders, the radon category, the energy register and the sold-price data. The planning document is the exception and keys on the former commune, because the carte communale is still the former commune's own document. A search of the planning portal under the current commune does not return the plan that governs this land.

Put the parcel numbers in any offer, not the street number, and have the notaire confirm them against the deeds.

What the advert says

EUR 122,500 including agency fees; EUR 115,000 to the seller; EUR 7,500 of fees payable by the buyer, quoted at 6.52% of the seller's price.

110 m² habitable, given also as 110 m² under the Carrez measure. 6 rooms, 3 bedrooms, 1 bathroom, living room 24 m². Ground floor: entrance hall, kitchen, sitting room with wood stove, dining room, bathroom with WC. First floor: landing, 3 bedrooms, WC. Basement: garage, boiler room. Outside: garden, gravelled courtyard and a field, about 4,400 m² in all.

Windows PVC double glazed. Heating: oil-fired central heating, described as old but in working order, plus a wood stove. Drainage: "fosse non conforme", a non-compliant septic installation.

Energy: "logement à consommation énergétique excessive", class F, estimated annual energy cost between EUR 2,500 and EUR 3,430 at 2021 reference prices.

Two points to note against that. The bathroom is on the ground floor and there is one for three bedrooms, with only a WC upstairs. And the advert gives no taxe foncière in the description; the figure of EUR 928 comes from the listing's financial block.

Checks, ordered by how much they can cost you

1. Price and works. CONSTRAINT

Asking EUR 122,500 including fees, for 110 m², is EUR 1,114 per m². The 110 m² is the agent's figure; the energy certificate says 107.1 m². Everything below is computed on 110 m².

Comparability first. A 110 m² house on 4,420 m² with one dwelling sits inside this commune's sold stock on floor area, on plot size and on number of buildings, so a price per square metre drawn from that stock is a fair comparison to make. Where a subject falls outside the sold stock on any of those we give no band at all rather than a misleading one; that is not the case here.

What the transaction register cannot see, and therefore what none of these figures reflect: renovation history, second dwellings, outbuildings, any business attached to the property, and condition. Two houses of the same floor area in the same commune can differ by a factor of three on those. The register records a price, a date, a surface and a plot, and nothing else.

Sold prices from the national transaction register, houses only, one price per sale, 2021 to 2025:

• This commune: 131 sales. Lower quartile EUR 671 per m², median EUR 977, upper quartile EUR 1,270, range EUR 257 to 2,707.
• Within 8 km, all communes: 664 sales. Lower quartile EUR 648, median EUR 932, upper quartile EUR 1,237.
• Houses of 150 m² or more within 8 km: 81 sales. Lower quartile EUR 688, median EUR 997, upper quartile EUR 1,180.

The nearest sales, closest first: March 2025, EUR 124,500 for 142 m² on 2,875 m², 600 m away; November 2021, EUR 110,000 for 120 m² on 2,549 m², 638 m; March 2022, EUR 27,000 for 48 m² on 2.6 hectares, 668 m; March 2023, EUR 57,300 for 89 m², 696 m; December 2024, EUR 90,000 for 69 m² on 2,700 m², 744 m; October 2025, EUR 259,000 for 129 m² on 2,805 m², 838 m; December 2022, EUR 327,000 for 249 m² on 3 hectares, 1,087 m.

The first of those is the comparable that matters. A larger house, 142 m² against 110, on 2,875 m², 600 m away, sold eighteen months ago for EUR 124,500. This one is asking EUR 122,500.

End value. On the commune band, 110 m² gives EUR 73,800 at the lower quartile, EUR 107,500 at the median and EUR 139,700 at the upper quartile. The 4,420 m² with a field is more land than a typical village plot here and argues for the upper half of that range; the F label, the declared drainage fault and the ground-floor-only bathroom argue against the top of it.

Works. These are assumptions until a builder quotes, but two of them are not optional.

• Replacement drainage system, legally required within a year of completion: EUR 9,000 to EUR 15,000 including the soil study and design, more if the ground drains badly.
• Heating. The oil boiler dates from 1981 to 1990. Since 1 July 2022 a new oil-fired boiler cannot lawfully be installed in France, so the replacement must change fuel: a heat pump at roughly EUR 15,000 to EUR 25,000, against maybe EUR 7,000 for a like-for-like swap that is no longer available.
• Mechanical ventilation, which the house does not have: EUR 3,000 to EUR 6,000.
• Insulation to move the label meaningfully, walls, lower floor and roof all being rated insufficient: EUR 25,000 to EUR 45,000 on a house this size.

A targeted package of drainage, heating and ventilation is EUR 27,000 to EUR 46,000, or EUR 31,000 to EUR 53,000 with 15% contingency. Adding the insulation takes it to EUR 60,000 to EUR 105,000 with contingency.

Three readings, purchase costs taken at 8%:

• Buy and do only the drainage you are obliged to do. Maximum purchase is end value less about EUR 12,000, divided by 1.08: EUR 88,000 on the median end value, EUR 118,000 on the upper quartile.
• Buy and do the targeted package. EUR 50,000 to EUR 101,000 across the same two end values.
• Buy and do the full package including insulation. The numbers stop working at any plausible price.

The asking price of EUR 122,500 sits above all three ranges, and above the only close comparable, which was a bigger house.

Cost of completing. The EUR 7,500 of agency fees are inside the EUR 122,500. Notaire's fees are calculated on the EUR 115,000 seller's price where the agency fees are charged to the buyer, so add roughly EUR 8,600 to EUR 9,200. Cash needed to complete is about EUR 131,000 to EUR 132,000 before any work.

Letting, for reference only: the indicative rent for houses in this commune is EUR 6.47 per m² per month on 21 observations, band EUR 5.05 to 8.28. On 110 m² that is roughly EUR 8,500 a year gross at the mid-point. At a 6% target yield that supports about EUR 142,000 of total capital, but an F-rated house cannot lawfully be let on a new tenancy from 1 January 2028, so the insulation package would have to come first, which removes the margin.

Source: national property transaction register via the geo-dvf files, 2021 to 2025; SDES carte des loyers; the agency's listing; all retrieved 14 September 2026.

2. Time on the market. CONSTRAINT

The advert carries no listing date. The agency's picture server supplies one.

The site runs on a common French agency platform whose image server stores each photograph under an opaque hash rather than a dated folder, so the folder method used elsewhere does not work here. What does work is the file's own last-modified date. Requesting the original of each photograph returns a timestamp, and every derived size of the same photograph returns the same timestamp, which shows that the value belongs to the source file rather than to the cache. As a control we requested a size that had never been generated, and it returned the current time instead, which is the behaviour to watch for.

The twelve photographs fall into four batches:

• 28 May 2024, 15:07 to 15:08: six photographs, all within about sixty seconds.
• 25 February 2025, 16:33: one photograph.
• 15 March 2025, 12:08 to 12:14: four photographs, within about six minutes.
• 22 July 2025, 13:59: one photograph.

The tight clustering is what makes this credible. Six files stamped inside one minute on a weekday afternoon is an upload batch, not a set of coincidental cache writes, and four separate batches spread across fourteen months is the signature of a listing being maintained over time rather than a one-off migration of files onto a new server.

Earliest upload: 28 May 2024. That is 839 days, about 27.6 months, before the date of this report.

Reading. The property has been offered through two full selling seasons and has not sold. The commune records 131 house sales across five years, roughly 26 a year, so this is a market with real turnover at the right price. The photograph batches also show the listing being refreshed at least three times, including four new images in March 2025 that read as a re-shoot.

Limits of the method, stated plainly. This is a floor, not a start date: the house may have been on the market earlier with different photographs, or with another agent, before 28 May 2024. It is an inference from file metadata, not a date the agency published. We tried to corroborate it against the Internet Archive and could not, because the archive was offline when we ran the check. And a wholesale re-upload of the photographs at some point would reset these dates, which would make the true figure longer, not shorter.

What it is worth to you. Item 1 concluded from sold prices that the asking is above every supported band. This check reached a consistent conclusion by a completely independent route. Two years and four months unsold is itself the market's answer on price.

What this does not mean. Not that there is something wrong with the house. Rural French markets are slow, a seller may have been under no pressure, and the figure is a floor drawn from file metadata rather than a published date. One question to the agent replaces the whole inference.

Verify: ask the agent directly for the date of the mandate, and whether the price has moved since.

Source: HTTP last-modified headers on the listing's twelve photographs and their renditions on the agency image server, retrieved 14 September 2026. Internet Archive CDX index, unavailable at the time of checking.

3. Non-compliant drainage. RESOLVE FIRST

The advert states "fosse non conforme". The property is in open countryside and is on a private system.

The legal position. A report on the private drainage system, issued by the SPANC, the public body that inspects private installations, is one of the compulsory diagnostics on the sale of a property not connected to the mains, and it must be less than three years old at the date of sale. Where the installation is non-compliant, the buyer must bring it into compliance within one year of completion, under article L.1331-11-1 of the code de la santé publique. This is therefore a committed cost with a deadline attached, not a discretionary improvement.

What to ask for, and why it matters to the number. The SPANC report grades the fault. A system that merely lacks a compliant outlet or needs a new filter bed is at the cheaper end; one with no treatment stage at all, or a direct discharge, means a complete new installation. The gap between those is roughly EUR 9,000 and EUR 15,000 on a site of this size, and more where the soil percolates badly, which on this heavy ground is a real possibility. A soil study is part of the design and is normally included in the quoted figure.

There is a second reason to get the report early. It is the seller's obligation to provide it, it is already required for the sale, and it is a document rather than an opinion, so asking for it costs nothing and it converts an unpriced risk into a priced one.

What this does not mean. Not that the system has failed, nor that the house cannot be lived in. Rural installations are commonly graded non-compliant for a missing outlet, an undersized filter bed or an inaccessible inspection hatch, and carry on working. The grading in the report is what separates a EUR 9,000 job from a EUR 15,000 one.

Verify: the SPANC of the communauté de communes, through the agent or the seller.

Source: the agency's listing, retrieved 14 September 2026.

4. Energy certificate, heating and ventilation. CONSTRAINT

The certificate is identified and read. We found it in the national register before the listing was supplied, and the listing then confirmed it: the register records a running cost of EUR 2,966.70 a year, and the advert quotes a range of EUR 2,500 to EUR 3,430, which is the standard band around exactly that figure.

Issued 15 February 2023, visit the same day, valid to 14 February 2033. Label F for energy, F for greenhouse gas. Primary energy 356 kWh per m² per year, final energy 330. Greenhouse gas 73 kg CO2 per m² per year. Surface recorded 107.1 m² against the agent's 110 m², which is an ordinary difference between the certificate's measure and the agent's. Two levels, ceiling height 2.5 m. Climate zone H1a, the cold band. Built between 1948 and 1974.

Heating: individual oil boiler, classic type, installed between 1981 and 1990, with a wood stove installed from 2005 onwards without the flamme verte label as backup. Emitters are two-pipe radiators with thermostatic valves. Hot water: a 300 litre electric tank, category B.

Fabric: envelope insulation insufficient; walls insufficient; lower floor insufficient; converted roof space insufficient; windows rated average, consistent with the PVC double glazing. The roof does carry some insulation. Ubat 1.31 W per m² per K. Ventilation is a natural duct, with nothing mechanical. Summer comfort is rated insufficient.

Meaning. The label is carried down by the oil boiler and the uninsulated walls and floor, not by the windows, which is unusual and mildly good news: the expensive visible item has already been done. The two live points are the boiler and the letting rule.

The boiler is between 35 and 45 years old. Since 1 July 2022 the installation of a new oil-fired boiler has been prohibited in France, so when this one fails it cannot be replaced in kind. The realistic replacement is a heat pump, which on a house with radiators rated for oil-fired flow temperatures may also need emitter work. Price the fuel change, not a boiler swap.

The letting rule: from 1 January 2028 an F-rated dwelling may not be let on a new tenancy. G is already barred. If letting is any part of the plan, the insulation work moves from optional to required, and on the numbers in check 1 that removes the margin.

For context, the commune holds 280 certificates: 7 B, 35 C, 84 D, 73 E, 45 F, 36 G. Among houses built before 1948 the split is 4 B, 8 C, 22 D, 40 E, 29 F, 29 G, so 44% of the old stock is in the worst two bands. Main heating across the commune: electricity 112, oil 63, bottled gas 47, wood 41, mains gas 10, propane 3. This house is typical of its area rather than unusually poor.

What this does not mean. Not that the boiler is about to fail, and not that the house is in poor condition. The advert describes the boiler as working, the windows are already double glazed and the roof carries some insulation. The point is narrower: when the boiler is eventually replaced the rules no longer allow oil, so that cost belongs in the purchase arithmetic rather than in a later maintenance budget.

Verify: the certificate itself from the agent, with its recommended works schedule, which the diagnostiqueur is required to include.

Source: ADEME national energy certificate register, dataset dpe03existant, retrieved 14 September 2026.

5. The non-buildable sector of the carte communale. CONSTRAINT

The applicable document is the carte communale of the former commune, a carte communale being the simplified local plan used by small communes with no PLU. The original was approved by the commune council on 16 September 2014. It was revised by the communauté de communes, which now holds the planning competence, and the revision was approved on 28 November 2024. It is recorded as in force on the national planning portal, published there on 7 February 2025.

The land falls in sector type 03, labelled "Secteur inconstructible à l'exception de: l'adaptation, du changement de destination, de la réfection et de l'extension des constructions existantes; des constructions et installations nécessaires à des équipements collectifs; des constructions e...", the label being truncated by the portal itself at that point.

Scale. We queried every sector within about 2 km. The non-buildable sector covers 1,620.89 hectares. The buildable sectors are three pockets of 0.46, 1.34 and 1.39 hectares, at 745 m, 885 m and 1,190 m, about 3.2 hectares in all. There is also a 1.66 hectare business sector at 513 m, which is check 8.

What article L.161-4 of the code de l'urbanisme allows in that sector: the adaptation, change of destination, repair and extension of existing buildings; and buildings and installations necessary for collective facilities, for agricultural or forestry use, for working natural resources, and for storing and treating inert waste.

For this property:

• Converting the basement garage, or any outbuilding, into living space is expressly permitted as a change of destination. Unlike a PLU agricultural zone, where only buildings specifically marked on the plan may change use, a carte communale attaches no such list, so the right is general. On a 110 m² house with a basement, that is the cheapest route to more space and it is the strongest planning right here.
• Extending the house is permitted. The carte communale sets no percentage cap of its own; the national rules and the mairie's judgement apply.
• The 4,420 m² cannot be built on beyond that, and no part of it can be detached and sold as a building plot. If the field is part of what attracts you, it is an amenity, not an asset with development value.

What this does not mean. Not that the property is hemmed in. Converting existing buildings is permitted outright here, which on a house of this size is the cheapest route to more space, and no percentage cap applies to extending. What is closed off is a second dwelling and the sale of a building plot.

Verify: the mairie, and the communauté de communes.

Source: IGN apicarto GPU secteur-cc, point query and 2 km box; the carte communale, downloaded in full from the national planning portal; retrieved 14 September 2026.

6. Annexes and a pool. CONSTRAINT, and the question to ask if either is wanted

Article L.161-4 names extension. It does not name annexes.

That silence is the issue. A detached garage, workshop, pool house or a gîte in a separate new building is a new construction rather than an extension of an existing one, and in a non-buildable sector that is contested. Some mairies treat a small annexe close to the house as part of the extension of the dwelling; others refuse on the plain wording; the administrative courts have decided both ways, turning on how close the new building sits, whether it shares services with the house and whether it is functionally part of the dwelling. A swimming pool raises the same question, a pool being a construction.

On a 4,420 m² plot this is worth settling. The instrument is a certificat d'urbanisme opérationnel, a formal statement from the mairie about a specific project on a specific parcel. It is free, applied for on form cerfa 13410, takes about two months, and the answer binds the commune for eighteen months.

What this does not mean. Not that an annexe or a pool would be refused. The article is silent rather than prohibitive, mairies differ, and the courts have gone both ways. It means the answer is not knowable from the plan text and has to be asked.

Verify: the mairie, in writing, describing the actual project.

Source: article L.161-4 as reproduced in the sector label and the carte communale file, retrieved 14 September 2026.

7. Radon, category 3, confirmed at address level. CONSTRAINT

The commune is radon category 3, the highest of the three bands, and the official risk report states the radon risk as existing and significant at address level as well as commune level. That address-level confirmation is worth noting, because most risks in this report return "unknown" at address level. Radon is mapped by geology, and the geology here is granite.

Radon is a naturally occurring radioactive gas released by granite and similar rock. It disperses outdoors and accumulates indoors, particularly in ground floors, basements and poorly ventilated spaces in contact with the ground. The health effect is a raised lung cancer risk over long exposure, substantially worse for smokers.

This house is the case in point: it has a basement holding the garage and boiler room, in contact with the ground, and the certificate records no mechanical ventilation anywhere in the building.

Measure first, over a full heating season, with passive detectors in the main living space and any room in contact with the ground. The French reference level is 300 becquerels per cubic metre. Remediation is normally ventilation of the basement and underfloor space and sealing the floor slab and its penetrations, rather than structural work. Since the house needs mechanical ventilation anyway on the energy side, and the basement is the obvious place to start, the two jobs belong together.

The seller must give you an état des risques, the official risk statement, and in a category 3 commune it must mention radon.

What this does not mean. Category 3 describes the rock, not this building. Many houses in category 3 communes measure below the reference level, and a high reading is normally answered by ventilation and floor sealing rather than by structural work. It is a measurement to take, not a defect found.

Verify: passive detector kit over the heating season; the seller's état des risques.

Source: Georisques radon classification and address report for the commune, retrieved 14 September 2026.

8. The grain merchant to the west. CONSTRAINT

513 m west there is a sector of the carte communale reserved for "activités incompatibles avec l'habitat", activities incompatible with housing. It is occupied by an agricultural merchant, a local branch of a group trading cereals, seed and animal feed, collecting grain from farms within about fifteen kilometres.

The November 2024 revision of the carte communale existed almost entirely for this business. Its stated reasoning: the company collects on average 10,000 tonnes of cereals a year while covered capacity on site is only 5,000 tonnes, so part of the crop is stored in the open and lost to weather. The revision extends the sector by 2,020 m² to allow a new storage building of 1,306 m². The land for it, a parcel created by splitting a neighbouring one, has already been bought by the company. The business employs three full-time staff plus seasonal workers at harvest.

Meaning. A 1,306 m² agricultural store is consented and expected half a kilometre west. Grain handling brings lorry movements concentrated at harvest, dust, and in some operations drying fans. At 513 m across open bocage this is a matter of outlook and seasonal traffic rather than a nuisance at the door, but the consent exists and the land is bought.

What this does not mean. Not that the store will be built soon or that it will be intrusive. A consent is not a start date, and 513 m across open bocage is outlook and season rather than nuisance at the door.

Verify: the mairie, for the building permit and the expected start.

Source: the carte communale, notice de présentation for the 2024 revision; IGN apicarto GPU secteur-cc; retrieved 14 September 2026.

9. Farms and classified installations. CONSTRAINT

The classified installations register lists none within 1 km of this point. Widening to 5 km returns 23, all agricultural. Several are pig units registered under heading 2102, which covers pig farming above 450 animal-equivalents.

We will not print a distance for the nearest. The register maps one holding at about 1,064 m, but the holding is named after a lieu-dit which geocodes 2,604 m from here, and the register's address field holds a farmer's name rather than a place, so there is nothing to reconcile the two against. We have recorded the same fault in this register before, at a different property.

What is not in doubt is the character of the area. Other registered holdings sit at roughly 1.2 km, 1.4 km, 1.7 km and 2.3 km, and the fields around this property are farmed. Slurry spreading is a routine part of the agricultural year here and there will be days when it is obvious.

None of this constrains what you may build. The agricultural reciprocity rule, which keeps new dwellings away from farm buildings, works at about 100 m and nothing is that close.

Verify: the neighbours, on how often spreading is noticeable and from which direction.

Source: Georisques installations classées within 5 km, cross-checked against the national address base for the lieu-dit, retrieved 14 September 2026.

10. Flood, ground and seismic. CLEAR

Flood is not a question at this property. The land stands at 197.3 m. The nearest mapped watercourse of any kind is an unnamed stream 1,607 m away; the nearest named are at 2,037 m and 2,057 m. No risk prevention plan of any type applies to this commune and the official point report names none. A regional flood atlas is listed for the commune but nothing touches this point.

The commune holds four natural disaster orders in total, a light record: flood and mudflow and ground movement both on 25 December 1999, from the great storms of that month, and flood and mudflow on 27 July 2012 and 3 June 2022, both summer storm events.

Groundwater rise is recorded for the commune and reported as not known at this address. With a basement in contact with the ground, that is worth a look on the visit rather than a worry: check the basement walls and floor for a tide line or salting.

Clay shrinkage is rated moderate for the commune. The point-level service returned an empty response, which is how it reports having no data for a location, so we give the commune figure only.

Seismic zone 2, low. That matters because the national earthquake rules that bite on structural work in existing houses start at zone 3. At zone 2 none of them applies, so opening a wall or converting the basement is an ordinary structural job here rather than a regulated one. That is directly relevant given that converting the basement is the property's best route to more space.

Ground movements and cavities: the commune inventory records a landslide hazard, and we could not find any recorded movement or mapped cavity at or near this point in that inventory.

Source: Georisques address report and point PDF, gaspar catnat and azi, cavités, mouvements de terrain, radon, zonage sismique and clay exposure for the commune; OpenStreetMap watercourse geometry and IGN elevation; retrieved 14 September 2026.

11. Everything else. CLEAR, or not applicable

Heritage: no servitude of any kind on the land, no protected monument perimeter within range, no listed building nearby. Nothing requires the state heritage architect, which also means no constraint on window or roof materials if the insulation work goes ahead.

Polluted land: no registered former industrial site and no soil information sector at or near these parcels. The commune carries a general soil pollution flag with nothing mapped at address level.

Archaeology: no mapped archaeological zone at the point or in the search area.

Future building zones and reserved land: not applicable rather than clear. A carte communale has no zones à urbaniser and no emplacements réservés; those are PLU instruments. The equivalent question, where the buildable pockets are, is answered in check 5.

Taxe foncière: EUR 928 a year, from the listing. Modest, and consistent with a 110 m² house in a commune of this size. Ask for the last notice, which shows the breakdown.

Source: IGN apicarto GPU servitude, prescription and sector queries; Georisques ssp and installations classées; the agency's listing; retrieved 14 September 2026.

Check on the day

1. The basement. This is the most important room on the visit. Headroom, whether the floor is slab or earth, damp line or salting on the walls, and any air brick or vent. It is the radon question, the groundwater question and the future-living-space question all at once.
2. The drainage installation. Find the tank and the outlet, ask when it was last emptied, and ask directly what the SPANC report says is wrong with it.
3. The oil boiler and its tank. Age plate, last service, tank type, whether it is bunded and where it sits. Ask what a full tank costs and how many a year.
4. Whether the radiators are sized for a high flow temperature, because that decides whether a heat pump needs new emitters.
5. One bathroom for three bedrooms, on the ground floor, with only a WC upstairs. Work out where a second bathroom would go and whether the plumbing can reach it.
6. Walls, lower floor and roof are all rated insufficient. Look at what insulation exists in the roof space, since the certificate says there is some.
7. Damp at the base of the walls, inside and out, on the north side particularly.
8. Look west and judge what a 1,306 m² shed at 513 m will look like from the house and garden.
9. Walk the field and find the 33 m² building at its western corner. What is it, what condition is it in, and is it in the sale? It does not appear in the advert.
10. Confirm where the boundary runs between the field and the neighbouring parcel.
11. The lane: who maintains it, and whether access is a right of way or owned.
12. Water and electricity supply, and whether the electrical installation has been touched since the last certificate.
13. Mobile signal and actual internet speed, tested at the house.
14. Ask the neighbours about slurry spreading: how often, which fields, what time of year.

Questions for the agent, the mairie and other offices

For the agent or seller:

1. The SPANC report on the drainage system. What is the recorded fault and what is the estimated cost of compliance? This is the largest committed number in the purchase.
2. The energy certificate itself, with the recommended works schedule the diagnostiqueur is required to include.
3. The boiler's service history and the age of the oil tank.
4. Confirmation that the sale is the two parcels and nothing else, and what the 33 m² building on the field is and whether it is included.
5. The état des risques, which in this commune must mention radon.
6. The last taxe foncière notice.
7. How long the property has been on the market, and whether the price has moved.

For the mairie and the communauté de communes:

8. In the non-buildable sector, does the commune permit a detached annexe, garage or swimming pool to an existing dwelling, and on what basis? Worth a written answer, and a certificat d'urbanisme opérationnel if the answer matters to the offer.
9. Confirmation that the basement and any outbuilding may be converted to living space under article L.161-4, and whether any limit applies to extending the house.
10. Has a building permit been granted for the storage building to the west, and when is construction expected?
11. Any rights of way or shared access affecting either parcel.

Sources

• The agency's listing, retrieved 14 September 2026.
• National address base (BAN), api-adresse.data.gouv.fr, reverse and forward queries, retrieved 14 September 2026.
• Cadastre, apicarto.ign.fr, point query and 70 m box, retrieved 14 September 2026.
• National planning portal (GPU), apicarto.ign.fr, municipality, secteur-cc, assiette-sup-s, prescription-surf and info-surf, retrieved 14 September 2026.
• The carte communale, complete document set, downloaded from geoportail-urbanisme.gouv.fr, retrieved 14 September 2026.
• Georisques: address report and point PDF, gaspar pprn, catnat and azi, installations classées within 5 km, cavités, mouvements de terrain, ssp, radon, seismic zoning and clay exposure, retrieved 14 September 2026.
• ADEME national energy certificate register, dataset dpe03existant, retrieved 14 September 2026.
• BDNB national building database, api.bdnb.io, queried by street name; returned no record for these parcels.
• IGN BD TOPO building outlines via the national WFS, queried against the parcel geometry, retrieved 14 September 2026.
• IGN aerial photography and cadastral parcel overlay via the national WMS, inspected 14 September 2026.
• National property transaction register (DVF), geo-dvf files 2021 to 2025, retrieved 14 September 2026.
• SDES carte des loyers, houses file, for the commune.
• OpenStreetMap via Overpass for watercourse geometry; IGN RGE ALTI elevation service, retrieved 14 September 2026.
• geo.api.gouv.fr for commune structure, retrieved 14 September 2026.

Conflicts and gaps in the official record

1. The advertised house number does not exist in the national address base. The hamlet is registered only as a locality and the nearest registered house numbers are on a different road 22 m away. The coordinates and the land area, not the address, identify this property.
2. The planning document is filed under the former commune's code, while every other register keys on the current commune. A search for the plan under the current commune name returns nothing.
3. The portal truncates the non-buildable sector's own label mid-sentence, at "des constructions e". We read the full list of exceptions from article L.161-4 and from the downloaded carte communale file rather than from the portal attribute.
4. The energy certificate is geocoded to the hamlet at a match score of 0.43, not to a building, so its mapped position proves nothing on its own. The identification rests on the running cost: the register records EUR 2,966.70 and the advert quotes EUR 2,500 to EUR 3,430, which is the standard band around that figure. The certificate's 107.1 m² against the agent's 110 m² is an ordinary difference of measure, not a discrepancy.
5. The classified installations register maps one holding at about 1,064 m while the lieu-dit it is named after geocodes 2,604 m away, and its address field holds a farmer's name rather than a place. We printed no distance for it. This is the same register fault recorded at another property.
6. The Georisques point service for clay shrinkage returned HTTP 200 with an empty body, which is how it reports having no data for a location. We give the commune-level rating only.
7. The building database rejects a parcel-filtered query with HTTP 500, a known and recurring fault. Filtered by street name instead, it returned no record for either parcel, and on the first pass of this report that was reported as an absence. It was not: querying the national building outlines against the parcel shapes returns two buildings, and the aerial photograph confirms them. The street-name method was the error, not the record.
8. A cadastral query by section and number alone is ambiguous in a commune nouvelle. Asking for the house parcel by section and number in the current commune returns a parcel 6.4 km away, because several absorbed communes each have the same section letters. The full identifier including the absorbed-commune code, or a geometry query, is required.
9. Our usual regional flood-envelope test has no queryable layer for this region, so it returned UNKNOWN. The elevation and watercourse distances carry the answer instead, and they are unambiguous.
10. The time-on-market figure rests on file metadata from the agency's image server, not on a published date, and the Internet Archive was offline when we tried to corroborate it. It is a floor: a wholesale re-upload of the photographs would make the true figure longer, not shorter.
11. The advert states the drainage is non-compliant but does not say in what respect. Until the SPANC report is seen, the EUR 9,000 to EUR 15,000 range in check 1 is a band for the type of site, not a figure for this installation.

Disclaimer

This appendix states records, and arithmetic built on stated assumptions. It is not advice, not a survey, and not a legal opinion. Every works figure is an assumption until a builder quotes on site. The mairie, the communauté de communes, the SPANC, the notaire and your builder give the binding answers.