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Wonderful Restored Farmhouse with Vineyard, Olives + Fruit Trees

€995,000 $1,084,550
$
Location Chiusi della Verna, Tuscany

Ref #: V56548-X

ITALY, TUSCANY, AREZZO, CHIUSI DELLA VERNA

A wonderful restored farmhouse with vineyard, olives and fruit trees for sale near Chiusi della_Verna, province of Arezzo, Tuscany.

The property lies in the heart of the Casentino Valley, an area known for its oak and beech forests, its religious sanctuaries in Camoldoli and La Verna, National Parks,and its prolific wildlife and rich mushroom pickings.

The farm is bisected by a farm road that services two other properties. Neither property can be seen from the house. The farmhouse is secluded without being isolated and the area is very peaceful. The house is connected to the water mains, the electricity grid, and has Wi-Fi connectivity.

The land was abandoned for 20 years when the current owners purchased it. They have made significant improvements. A small vineyard has been planted out with 1200 vines with an official quota granted. There are 3 types of grapes: Malvasia Nera, Syrrah, and Sangiovese.

There are also about 60 certified olive trees that were planted 4 years ago, along with about 10 existing trees. There are numerous cherry trees, apple trees, plum trees, a couple of apricot and peach trees, a walnut tree and several hazel nut trees.

The land is mixed, with some forested areas that provide privacy as well as areas that can be cut for annual wood. There is also arable land for growing crops and extending the olive groves.

There is a small stream on the property for harvesting water, if required, but it is seasonal and dries up in the summer. There are also 3 ponds that fill up during the wet season and no shortage of water via aquafers.

There is an Etruscan well on the property that is about 15 metres deep. However, years back it was filled in by the municipality and the owners have never recovered it, although it is possible to do so.

The house itself is a stone farmhouse built about 200 years ago, which is cool in summer and warm in winter. It has been finished to a high standard.

The floors downstairs are a cream limestone. The stone came from Lecce, Puglia.

All the fireplaces, both in the main house and in the apartment were commissioned and made by a local artisan stonemason.

There is a stone rangehood above the cooker in the kitchen that is also hand carved.

There is a copper bath in the general bathroom, a slipper bath and marble tiles in the main en-suite and engineered wooden flooring upstairs.

Externally, there is a loggia of 40 sq.m. that connects the house and the apartment that is fantastic for small parties and al fresco dining. In the winter it can still be used as there is a fireplace in the corner which can double up as a BBQ.

Outside there are external staircases and a walkway surrounding the house with an additional terrace off the kitchen where you can watch beautiful sunsets.

From several areas of the house you can look after the fields and hills to Chitignano, and on others you can look after the orchards and vineyards.

There is also a very large agricultural 90 sq.m. greenhouse currently used as an aquaponics system and a place to grow raspberry bushes and two lovely table grape vines.

The house has been restored from top to bottom with new plumbing and electrics throughout. It is also compliant with seismic codes having undergone extensive micropiling in 2009. A new set of stone steps was made for the inside of the house and the house will be sold with all fittings – all light fittings, the new cooker, the free-standing baths one of which is a copper bath in the main bathroom, and the built-in dishwasher.

Local area

The property is about 2 km from Rassina where there is a large supermarket (currently Carrefour), an organic butcher, a baker, 1 pharmacy, 3 bars, 3 hair dressers, 1 florist, 1 undertaker, 1 newsagent, 1 photographer, 1 haberdashery, 2 veterinarians, 2 dentists, 2 medical centres, 1 restaurant, 2 banks, 1 greengrocer, a police station and the municipal offices for Castle Focognano. Half the land is in this commune, the other is in Chiusi della Verna. There is a lively market on a Wednesday morning where you can buy vegetables, fish, plants for the garden, clothing and household goods. On the outskirts of Rassina is a car rental dealership, a secondhand car dealership, a tyre repair shop, 2 car mechanics, an artisan wrought iron monger, a hardware store and an agricultural depot for animal feed, tractors, and agricultural equipment and supplies. Opposite is a gas/petrol station.

An excellent restaurant is 1 km from the house in Osteria Pante Rei which is positioned alongside a river and used to be the old granary mill for the area.

Further afield, 7 km away, is Bibbiena, a large town, where you can find the hospital, the emergency center and an extensive list of restaurants, grocery shops, including Lidl, and all amenities one would expect from a large town. The tourist town of Poppi is about 9 km away. If you go in the opposite direction to Rassina when arriving at the main road you will find Chitignano, a small but charming village with a bar, several restaurants, a company that sells light fittings, and a place where you can dispose of large household items not taken away conventionally.

Transport

There are several airports that service the area. There is Bologna airport, Perugia Airport and the closest one, Florence Airport which is just over an hour away. There is also a train that stops at Rassina 4 times a day that connects to Arezzo which is the major hub for trains to the rest of the country.

Address: Chiusi della Verna, Tuscany

Location type: Rural

Condition: Restored

Bedrooms: 5

Bathrooms: 3.5

Property size: 332 sqm

Land size: 12 hectares

Internet
Has annex/es
Walking distance of amenities
Vines
Olives
Within 1 hour of an airport
Features
amenities within walking distance
aquaponics
Character property
copper bath
Fireplace
Garden
greenhouse
limestone floors
loggia
original features
Parking
range cooker
restored
Views

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FAQs

What is a notary?

A notary is a qualified lawyer who is employed by the Italian government. When you are buying Italian property, it is a notary who conducts the legal transfer of a property from vendor to buyer, and prepares the deed of sale, checks there are no charges on the property, title issues and with the assistance of a technician such as a geometra or architect, checks the property conforms to all planning issues.

It is always the buyer and not the vendor who pays the purchase taxes due and who pays the notary fees also. This means that it is up to the buyer which notary is used. In practice it is usually one of the local notaries and we can recommend which one to use and which one is cheapest, as notary prices do vary.

We provide a detailed list of all fees and taxes (including the notary’s quote) before you sign any contracts.

Translator – if you do not speak fluent, enough to understand detailed legal contracts, you will need to have a translator at the notary deed. Your agent or the notary will usually arrange this so you don’t need to worry about it. The cost varies but is often 200-300 euros. This can sometimes be shared with the vendor if they are also non fluent in Italian.

What taxes are payable for a property purchase in Italy?

This depends firstly on two things.
A. Are you buying as a resident or a non resident?
B. Are you buying from private individuals or from a company?

If you are buying from private individuals, then the taxes you pay are based on the cadastral value – a nominal value which each property has and which depends on its size, location, standard etc – nothing to do with the market value.

Example 1:
House price agreed €100,000.
Property belongs to private sellers.
Cadastral value of the property €32,000.

Let’s say you intend buying the house as a non resident (.ie. you do not intend moving to Italy permanently and applying for residency).
Taxes payable are 9% on cadastral value €32,000 so €2,880 plus a few smaller fixed taxes.

Or, if you intend moving to live in the house permanently, applying for Italian residency, then as long as you don’t already own another property in Italy;
Taxes payable are 2% on cadastral value €32,000 so €640 plus a few smaller fixed taxes. A minimum figure may be payable.

Please note, you could buy the house as a resident and pay the lower rate of tax if you intend moving there and obtaining residency within the next 18 months. Don’t be tempted to do this unless you are definitely sure you will become a resident. If you then do not, you need to pay the difference in taxes plus a penalty of around 30%.

If there is substantial land (not just a garden) with the property, then 15% is payable on the value attributed to the land, which can be quite low, eg a value of €15,000 could be attributed to the land so 15% of 15,000 = €2,250 would be the tax on the land.

Example 2:
House price €100,000
Property is being sold by a company
Cadastral value of the property is €32,000

Let’s say you intend buying the house as a non resident (i.e. you do not intend moving to Italy permanently and applying for residency).
Taxes payable are 10% VAT on full market price €100,000 so €10,000 plus a few smaller fixed taxes.

Or, if you intend moving to live in the house permanently, applying for Italian residency, then as long as you don’t already own another property in Italy,
Taxes payable are 4% VAT on €100,000 so €4,000 plus a few smaller fixed taxes.

Once we know
– which house you want to buy, its cadastral value and who owns it (company/individual)
– whether you intend to buy as a resident/non resident and if it’s your first property in Italy

only then can we ask the notary to provide a quote for the precise taxes payable.

Other circumstances

Then of course there are other scenarios.

If the value of the property you want to buy is very low (eg €50,000) then purchase costs are likely to be a higher percentage as there are set minimums to pay for all fees and taxes. So on a €50,000 house, you are likely to pay 12-15% instead of 10% (non resident).

You might want to buy a property (being sold by private individuals) with your company. Taxes are considerably higher in this case, as they would be 9% on the sale price (not on the cadastral value). So it’s cheaper to buy a privately owned property as a private individual, not as a company.

But, in the case of a country property which is a farm/winery/agriturismo, these are often owned by a farming company (azienda agricola) , which has considerable tax advantages as you can buy the farm and pay just 0-1% (depending on the circumstances) on the purchase price in tax.

If you buy directly an existing farm (ie a farming company with no other assets within the company), you just pay the fees for buying the shares in a company – ie an accountant, a notary and some small fixed taxes.
If you set up a farming company (the property must have all the requisites to be a farm) with a board of directors and an IAP (professional farmer) to buy the property and land you pay 1% on the sale price.
In both cases above, you are buying as a company so being a resident or non resident doesn’t come into it, you are not buying as a physical person.
So buying an existing farm, or setting one up, has tax advantages, compared to buying a property, especially as a non resident. However there are of course costs involved in running the company, so it’s best to seek the advice of an Italian accountant.

Taxes would be different for a commercial purchase, eg if your company is buying an Italian company (ie a farm or other company). Buying the shares of a company usually meets zero taxes, just a few fixed fees, and notary and accountancy fees.

The above is a guide, and once you have found a property you are interested in buying, we can obtain a notary quote for you, with a full breakdown of the taxes and fees due.

What other purchase costs are there?

Notary fees – approx 1-2%, more for a lower priced property due to some fixed taxes.

Agency fees – in Italy both buyer and seller pay the agent. These are payable to the Italian agent  (one of our partners) you view the house with at compromesso (preliminary contract) stage and for each party are usually 3% plus VAT. VAT is 22% in Italy. Minimums apply. Nothing is payable to Casa Tuscany so you will not pay double the fees, you will just have double the assistance!

Compromesso registration fees – approx €380 plus a part payment of taxes which is deducted from the total taxes due at completion.

Translator for the deed signing at the notary’s office. Required if you do not speak Italian well enough to understand legal deeds. Approx cost €250 – €350 depending on the notary.

Technical report for the notary.  Checks all the planning issues of the property, making sure it matches the official plans, no works have been carried out without permission, gathers all previous permits, checks the house is sellable and not illegal in any way. Carried out by a geometra, architect or engineer and costs vary considerably, a minimum of €761 including VAT/ Please note this report is NOT a structural survey, that is an optional additional report you may wish to instruct.

What annual costs are there? How should I pay them?

Local council tax – IMU (formerly ICI) – payable only by non residents. This needs to be paid twice a year at the post office – no bill is sent. Most people use a local accountant or property manager to calculate it.

Refuse tax (TARI)

In some areas, mountain community tax.

If you buy a property which is part of a condominium, e.g. with shared pool and grounds, lighting etc, then there will be annual condominium fees to pay which usually range from about €200 to €1000/year unless it is a particularly luxurious property with many amenities in which case costs could be higher.

Utilities

Do I need an Italian bank account?

You don’t really need an Italian bank account for buying a property in Italy any more as money is usually sent by bank transfer, although some notaries insist the funds are sent from an Italian account set up by you.

You could of course open an account to handle bills but bear in mind that some utilities companies refuse to arrange direct debits for non resident accounts, and some bills cannot be paid by direct debit.
You could always pay your bills online or if you have a property manager then send them the funds for settling all the bills.
If you do intend opening an Italian bank account, bear in mind that Italian bank charges are high . Usually there is a monthly fee to pay, plus charges for receiving money, paying bills, sending statements, etc etc.

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