Download info
5 Bedroom Property with Pool and Sea View
€700,000
$763,000
€
$
Castellina Marittima, Tuscany
5
2
YesFind out more
Favourites
Ref #: V2402C
16032 Camogli GE, ItalyRef #: V2402C
ITALY, LIGURIA, GENOA, CAMOGLI
Ligurian Riviera Villa. This villa is located in one of the most prestigious areas of Camogli, 14km from Portofino, on the Ligurian Riviera. Just 1km from the sea as the crow flies and just 5 minutes by car, this property enjoys spectacular views of the Golfo Paradiso.
Some of the most picturesque coastal towns can be reached in less than 15 minutes, including Santa Margherita Ligure, Rapallo and Portofino. Genoa is 23km away and its international airport is just 36km away. The A12 motorway can be accessed from the tollbooth at Rapallo (5 km) or from the one at Recco (7km) if coming from the North.
The property comprises a beautifully restored Art Nouveau villa, surrounded by approximately 1200 sqm of panoramic garden with parking for 4 cars. The property is arranged on 3 levels, with the main residence on the first and second floors and a large, separate apartment for guests on the ground floor.
The main residence:
An entrance hall, featuring a large opening with a depressed arch resting on two Doric columns, welcomes you to the first floor, consisting of a large frescoed living room, a study with a double mullioned window overlooking the sea, a living room with a mosaic floor and access to the panoramic terrace, a kitchen, two bathrooms and a utility area.
A spectacular and elegant white marble staircase leads to the upper floor, used as the sleeping area, with the main suite consisting of a large bedroom with sea view and a private bathroom with a whirlpool tub, a further three bedrooms with an external bathroom and a library with a study, from which you can thoroughly enjoy the view of the Golfo Paradiso.
The apartment:
The ground floor measures over 200 gross sqm and could be used as a guest apartment, as there is space for three bedrooms, a study, a kitchen, a living room and two bathrooms, as well as utility rooms and a cellar. The apartment has direct access to the garden and to the two porches at the front and on the side of the villa.
Energy class: B
Condition:
The villa has been completely restructured, with a complete overhaul of the plumbing, electrical and heating systems, as well as the restoration of the traditional roof covering, made of slate slabs. The boiler is new, as is the technical room. The exteriors and interiors have been repainted completely and the decor and wonderful frescoes in the living area that characterise the living room and the lounge have been refurbished.
A panoramic terrace has recently been added to the villa as well as a further two parking spaces (making a total of four), two located just outside the garden and two inside it, at the back of the building.
All the flooring in the living area is of particularly high quality, with original floors from the early twentieth century, in Venetian style, and decorations and mosaics created thanks to admirable workmanship.
The first and second floors, on which the main residence is situated, are in absolutely perfect condition, whereas on the ground floor, although it is equipped with plant design systems, the finishes have not been renewed, leaving the choice (along with that relative to any further partitioning) to the future owners, allowing them to adapt the spaces to their own needs.
Outdoor space:
In front of the villa, a private garden stretches over approximately 1,200 sqm with an enjoyable space that slopes down towards the sea, revealing the view of the bay.
View all our properties on our website casatuscany.com.
Address: 16032 Camogli GE, Italy
Location type: Sea
Condition: Restored
Bedrooms: 7
Bathrooms: 6
Property size: 600 sqm
Land size: 1200 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.
