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5 Bedroom Property with Pool and Sea View
€700,000
$763,000
€
$
Castellina Marittima, Tuscany
5
2
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Ref #: V56451
Pienza, TuscanyRef #: V56451
In the heart of the Val d’Orcia, a few kilometres from Pienza, Monticchiello and Montepulciano, in an extremely panoramic position overlooking the valley, Mount Amiata and the small and characteristic villages, prestigious, ancient and well restored stone farmhouse of about 800 square metres, with internal courtyard and infinity pool.
Location
Pienza is a Renaissance city, birthplace of Pope Pius II, it is probably the most renowned and most important artistic centre in the whole Val d’Orcia, declared a World Heritage Site by UNESCO in 1996
All services are less than 10 minutes away by car and places of interest such as Montepulciano, Bagno Vignoni, San Quirico d’Orcia and Montalcino are less than 20km away. Siena is about 55 km away. Chiusi Scalo station is 25 km away, the airports of Florence and Rome are respectively 120 km and 200 km away.
Description
The property consists of an old stone farmhouse with courtyard and various outbuildings including a caretaker’s / guest house, garage and cellar. The main house is on two floors, and consists of a large triple living room with vaulted ceilings, dining room, kitchen, study, two bedrooms each with en suite bathroom, various accesses to outdoor spaces, connecting staircase in travertine on the upper floor where we find a large living room with fireplace that disengages the four bedrooms, two with en suite bathroom and two with shared bathroom.
On the side of the internal courtyard we find a portico with an ancient and original wood-burning oven.
Slightly detached from the main building we find a small farmhouse on two floors and composed of a living room, kitchen, two bedrooms and two bathrooms used as accommodation for the caretaker, and three rooms, two of which used as a garage and one as a cellar.
Adjacent to the swimming pool there is a further annex which needs partial renovation works which could become a small apartment or a small fitness room.
Outdoor spaces
The property is surrounded by a natural and pleasant garden with flowers, tree-lined paths, tall trees and agricultural land for a total of approximately 4 hectares.
The large and characteristic infinity pool is located in an extremely panoramic position overlooking the Val d’Orcia.
With the side portico, the farmhouse creates a pleasant internal courtyard where an ancient well insists and bordered on one side by a stone wall with a central wrought iron gate.
It is possible to purchase additional quantities of land (arable land, wood, olive grove).
Condition and finishes
The manor house is in excellent condition, externally in typical exposed stone, the roof in ancient tiles; internally the floors are in terracotta, the ceilings are partly vaulted with whitewash, partly with beams and bricks like those of the living room on the first floor which have heights of more than 4 metres, a very attractive aspect.
The paving of the courtyard is in stone, the internal stairs in travertine like the window shelves.
Gas central heating, water from the mains/town supply, a small lake for garden irrigation.
Potential for use
This property is suitable both as an important and prestigious country house and as an investment to be used to rent to very demanding tourists.
Keep in mind the possibility of purchasing up to an additional 220 hectares of land surrounding the property, partly arable (120 hectares), olive grove (12 hectares), vineyard (1 hectare), woods (12 hectares), walnut grove (3 hectares), truffles (3 hectares) and the rest pasture.
Within these 220 hectares there is a further building of about 400 square metres, used partly for storage and partly as an oil mill and tasting room, as well as an artificial lake.
Energy Class: G
Address: Pienza, Tuscany
Location type: Rural
Condition: Restored
Bedrooms: 8
Bathrooms: 7
Property size: 913 sqm
Land size: 4 hectares
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.
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.
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.
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.
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
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.
