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5 Bedroom Property with Pool and Sea View
€700,000
$763,000
€
$
Castellina Marittima, Tuscany
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Ref #: V5089CR
San Casciano Val di Pesa, TuscanyRef #: V5089CR
Villa and Estate in Chianti for Sale. The historic Renaissance villa with its classic Tuscan gardens is situated on a hill near Mercatale in Val di Pesa, 14 km from the historic centre of Florence amongst vineyards and olive groves that produce the fine wines and oils of the area. Just 30 minutes drive from the centre of Florence and Florence airport and 50 minutes from Siena the property is close to Impruneta and Greve in Chianti.
The villa was once used as a convent for girls and later as an agricultural estate. In recent years, the famous Dutch painter Karel Appel lived and worked in the annex between 1989 and 2000. The property is now used as an accommodation business.
This magnificent estate includes 1,900 sqm, or more than 20,000 square feet of living space 69 rooms in total (28 bedrooms and 28 bathrooms). There are two luxurious private villas, 3 annexes and a historic residence offering 5 apartments. Surrounded by 5 hectares of land, the estate includes 4 beautiful formal gardens with 3 panoramic swimming pools, a hectare of vineyard and a producing olive grove.
All the buildings have been carefully restored by local Tuscan artisans, strictly according to the rules of the “Belle Arte”. Refined Tuscan colours, ceilings with wooden beams and original terracotta floors. Tastefully decorated bedrooms (air conditioning) with romantic wrought iron beds and marble bathrooms. Everywhere there are terraces overlooking the Tuscan countryside.
Main Villa:
500 sqm
Ground floor: Large elegant entrance with a characteristic stone staircase, bright main room with fireplace and access to a splendid panoramic terrace for outdoor dining, spacious large kitchen and dining room, private study, guest toilet, office, large double bedroom and bathroom.
First floor: 2 large reception rooms, living area, library, 4 large bedrooms all with private bathrooms.
From the living area, a staircase leads to a panoramic tower.
Chapel:
The private Chapel dates back to 1647.
A complete restoration was carried out in 2005, where original ancient wall decorations on the upper part of the walls were found under the plaster and professionally restored. Painting of Saint Lucia on the altar.
The original painting (1647) by Jacopo Vignali was removed in 1990 and since then inserted in the Great Hall of the Villa.
Annexes:
There are 9 different apartments and houses in total.
A luxurious detached villa, an annex with 3 apartments and the Fattoria, which consists of 4 apartments.
Outside spaces:
The estate covers 5 hectares including a small vineyard of almost 1 hectare of Chianti and an olive grove with a good production of olive oil.
Accessed via an impressive cypress lined drive.
4 beautiful formal gardens with fountains and marble sculptures, the Giardino Secreto, the Lavender Garden, the Rose Garden, the Romantic Park, olive groves, vineyards and a private forest.
3 swimming pools surrounded by large terraces.
Playground and ping pong.
Potential use:
Ideal as a luxury resort and an important private villa.
View all our properties on our website casatuscany.com.
Address: San Casciano Val di Pesa, Tuscany
Location type: Rural
Condition: Restored
Bedrooms: 28
Bathrooms: 28
Property size: 1900 sqm
Land size: 5 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.
