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A Superb Restored Historic Villa with Contemporary Interior
€1,950,000
$2,125,500
€
$
Fauglia, Tuscany
7
6
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Ref #: V59443
Porto Santo Stefano, TuscanyRef #: V59443
DRONE:
Just outside Porto Santo Stefano, in a panoramic position overlooking the Argentario sea, a luxury villa with garden.
The building (470 sqm) has been renovated by a local architect and has excellent finishes with a total of 5 bedrooms and 5 bathrooms.
The garden and external terraces (approximately 2,500 sqm) are entirely fenced and feature a barbecue area overlooking the sea.
A 60 sqm garage and a 50 sqm outbuilding completes the property.
Amenities and services are all available in the town of Porto Santo Stefano which is close by.
The villa has two separate entrances. The first, located right along the road that leaves Porto Santo Stefano, leads to the large garage of the house (60 sqm). From here, passing through a multipurpose room with bathroom, you enter the lower floor of the villa. The first room you encounter is the large living room with an 18th-century marble fireplace. From here you move on to the dining room again with fireplace and, continuing along a corridor, you arrive at a dining room and the kitchen with fireplace and splendid vaulted ceiling.
All the rooms have large windows with views of the sea, and open onto the garden.
At the exit of the multipurpose room there is also the staircase that leads to the actual ground floor of the villa, where the second entrance is located which opens onto the garden of the villa. From this room, equipped with a wardrobe, you then move into a large study with fireplace and window overlooking the sea. Next to the study there is a laundry/ironing room, while continuing along the corridor you arrive at the first bedroom with private bathroom. The rooms are all bright due to large windows which overlook the sea on one side and the garden on the other.
Returning to the entrance, the staircase then goes up to the first floor where the sleeping area of the villa is located. From the hallway at the top of the staircase you enter on the left the master bedroom equipped with private bathroom, walk-in closet and wardrobe, while on the right you reach the second bedroom, smaller but also equipped with private bathroom and wardrobe, you also access a bedroom with provision for an additional bathroom.
The rooms on the first floor are illuminated by large electric skylights.
Separate from the house there is a spacious annex with bathroom and independent access from the property’s terraces.
History
Built initially as an annex of the imposing villa nearby, the house was renovated over twenty years to create an independent private residence, adapting the interior spaces to the new needs, transforming the building into a luxurious villa.
The facades facing the sea are all made of exposed stone, so that the villa integrates perfectly into the natural context of Monte Argentario, disappearing from view.
The main access to the villa, located just ahead of the one via the garage and closed by an iron gate, opens onto a square paved with travertine where several cars can easily be parked.
The external areas (approximately 2,500 sqm in total) are all marked by terraces that follow the slope. The largest flat parts are found all around the villa, particularly in the part facing the sea. On the east side of the villa there is a nice walled stone garden on which there are three large arched openings which frame romantic panoramic views with shrubs and bushes typical of the Mediterranean scrub.
On the opposite side there is a paved terrace overlooking the open sea complete with pergola, wood-burning oven and barbecue.
Electricity, phone and internet connected. Water – mains/city supply in addition to an artesian salt water well and water tank with 35,000 litres and pump, heating: oil.
It is possible to build a pool.
Address: Porto Santo Stefano, Tuscany
Location type: Sea
Condition: Restored
Bedrooms: 5
Bathrooms: 5
Property size: 470 sqm + 50 sqm annex + 60 sqm garage
Land size: 2,500 sqm
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.
