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Villa in Garfagnana with Pool and Great Views
€565,000
$615,850
€
$
Castelnuovo di Garfagnana, Tuscany
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Ref #: V2458-X
Pescaglia, TuscanyRef #: V2458-X
ITALY, TUSCANY, LUCCA, PESCAGLIA
Key features:
– 5 bedrooms, 6 bathrooms
– 12 metre fresh-water swimming pool
– Set in Mountains on 6 acres with fresh spring supplying villa
– Very large garden (2 levels) with kids play area, pool & forest
– Recently renovated
– Upper level has outside dining with wonderful open stone fire
– Lovely mountain views and renowned mountain trails
– Taverna bar & play room
– Few minutes to picturesque villages of San Rocco & Focchia
– Beautiful scenic drives and sights nearby
– Superb local restaurants nearby
A beautiful restored old stone Tuscan villa, near to Pescaglia and Lucca. The tranquillity and closeness to nature is quite magical, set on 6 acres of nationally protected forest. It has 5 bedrooms & 6 bathrooms. A 12 metre pool with 2 gazebos and children’s play area.
The luxury villa is set on 6 acres of land and forest and has just been refurbished to the highest standards.
It has 5 bedrooms, 6 bathrooms with a spacious comfortable living and dining rooms. The large totally fitted kitchen has an island for casual eating and relaxing. The lower level has a taverna & play room which leads onto the lower level villa grounds.
The lower floor also has washing machine & laundry area, shower room and a large storage room.
The villa has a brand new beautiful fresh water 12 metre pool with gazebo and is completely fenced.
There is also a nice play area for children, including bikes and games. A 3 minute drive from the property are the lovely villages of San Rocco and Focchia. A further 5 minutes on from San Rocco is the picturesque town of Pescaglia. Continuing from Focchia is the quaint town of Fabbriche di Vallico.
There are lovely local restaurants in close proximity of the villa. The area is great for fishing and mountain/hill walking or just relaxing. The garden is landscaped very tastefully and gives you total privacy.
Bedrooms:
Bedroom 1 – Main bedroom with ensuite bathroom and private balcony
Bedroom 2 – Extra large room with double bed shares bath with bedroom 3
Bedroom 3 – Double bedroom shares bath with bedroom 2
Bedroom 4 – 2 single beds with own bathroom
Bedroom 5 – Double bed with own bathroom
Bathrooms:
There are 6 bathrooms.
1 – Ensuite shower, toilet & bidet.
2 – Bath, shower & toilet.
3 & 4 – (bedrooms 3 & 4) shower & toilet.
5 – Reception bathroom, toilet bidet.
6 – Taverna & pool bathroom shower & toilet.
Kitchen:
Newly renovated kitchen with cooker, grill, large fridge freezer, microwave, toaster, cooking utensils & coffee maker with CD and Radio, all new appliances.
Utility Room:
On the taverna ground level there is also a cleaning room with washing machine and indoor area to hang clothes. There is also iron and ironing board.
Living Rooms:
There is a dining area with table and chairs for 8 people, it is a comfortable place for dinner and playing games. The lounge has a comfortable 2 piece couch and coffee table. There is a TV and DVD Player with USB.
Other:
The taverna bar & play room has a bar and wine with a seating area, it looks onto the back garden. It also has a TV & DVD. It is a nice area to play games and enjoy some wine or beer. It has a fridge by the bar.
Store room on upper level, useful for towels, sheets and other general storage
Amenities/Facilities:
Hob/stove garden oven parking fridge/freezer microwave washing machine iron/ironing board cable tv tv internet access central heating cot high chair barbecue
The area is spacious, you can see the pool from both balconies. Directly from the house you can walk on mountains, down to the river. For those who like walking you can actually walk all the way to the village of Fabbriche di Vallico. The property is a favourite for mountain walkers. You can enjoy fishing along the village, on the land there are even truffles. The property is is very private and peaceful while still a close walk to the nearest village.
During the summer the garden is lovely to sit out in. The large swimming pool is totally private and there is plenty of space to lie around. You also have the gazebo to enjoy your lunch or dinner.
The Tuscany Region
Located in central Italy, Tuscany is one of Italy’s best-loved regions. It combines a beautiful countryside reminiscent of the landscapes of Renaissance masterpieces, a rich artistic heritage including exquisite art and architecture, a glorious history, excellent wines and delicious food. Nearby drives the Cities of Florence, Pisa and Lucca contain some of Italy’s most famous artistic treasures. Tuscany is also home to many wonderful scenic hill towns.
Location
San Rocco in Turrite is a quaint little village in the heart of Lucca province, about 1 km away is the pretty village of Focchia. Much of the area around is nationally protected so it is great for walking, cycling and exploring natural sights. A bit further on (10 min drive), Pescaglia is a picturesque Tuscan Village in the municipality of Lucca, it is about 10 miles north of Lucca Old Town. The village is nestled within the Apuan Alps mountain range which boasts stunning views of the surrounding countryside. The villages are all quiet, charming and full of character with local village shops and bars. The villages of San Rocco in Turrite, Focchia, Fabbriche Di Vallico and Via Fabbriche di Vallico all have lovely little restaurants. The restaurant Al Laghetto in via Fabbriche di Vallico in particular has a great reputation.
Bagni Di Lucca is also a short drive away – an attractive town with restaurants, thermal baths and a large public pool with diving boards set in the grounds of a villa. Lucca, with its stunning walled ‘old town’ is a 35 minute drive from the house and has a range of attractions. There is also a local bus service to Lucca several times a day. Cycling around the Lucca wall is not to be missed!
Major cities like Florence is about 1 hour and 15 minutes drive, Siena 1 hour 30 mins and Pisa is 60 minutes away. a bit further on you have Milan (3.5 hour), Bologna (2.5 hour) and Rimin (3 hours) are all drivable. Often people fly into those airports and drive down.
The Beaches of Viareggio, and Forte Dei Marmi are an hour away by car with Camaiore Beach about a 50 minute drive away.
In summary there is so much in and around the property, for those who do not mind a bit of a drive it is easy even to go to Milan for shopping. For those who love shoping try the Outlet Mall near Florence, it is great for Italian designer shops at affordable prices, its about 1 hour 40 mins away.
Nearest airports
Pisa Airport 1 hr 10 mins
Florence Airport 1hr 30 min
Genoa 2 hr 15 mins
Bologna 2hr 30 min
Milan 3 hr 30 mins
Rome 4 hours
Address: Pescaglia, Tuscany
Location type: Rural
Condition: Restored
Bedrooms: 5
Bathrooms: 6
Property size: approx 300 sqm
Land size: 2.7 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.
