Download info
A Superb Restored Historic Villa with Contemporary Interior
€1,950,000
$2,125,500
€
$
Fauglia, Tuscany
7
6
YesFind out more
Favourites
Ref #: V4452C
53037 San Gimignano, Province of Siena, ItalyRef #: V4452C
Luxury Hotel. This upmarket hotel is in a hilly location with a panoramic view of the rolling Tuscan hills and the famous city of San Gimignano, just 2km away. San Gimignano is one of Tuscany’s best-known and most picturesque villages, a Unesco World Heritage site due to its architecture and its 14 medieval towers which give it its unique skyline.The property is easy to get to in 45 minutes by car from Siena and Florence, each around 50 km away. The nearest airport is Florence, 64km away.
The property comprises a historic country house, now a luxury hotel, with a main building, guesthouse, storehouse and various storage spaces in the basement. The hotel has 20 rooms with private bathroom, restaurant and breakfast room and large communal areas. It is surrounded by 2.5 hectares of grounds with a pool, Italianate gardens and guest parking.
The house was built at the end of the 1500s as a Capuchin monastery, before becoming the summer residence of a Florentine nobleman and today an elegant luxury hotel. The whole building is extremely opulent and is in excellent condition. Original and refurbished materials were used for the majority of the restoration and important architectural features such as window frames, door jambs, columns, shelves and string courses have been preserved. The former chapel and the sacristy have been converted into restaurant rooms, maintaining their original features. Other typical elements include the tower, currently used as a suite on the two top floors, comprising a bedroom and bathroom on one level and a relaxation area on the top floor, with hydro massage pool and 360° view of the towers of San Gimignano and the surrounding countryside and villages.
Buildings:
The complex comprises the main building (measuring around 1820 sqm in total), the guesthouse (measuring around 188 sqm in total), the breakfast room (measuring around 66 sqm in total) a storehouse (measuring around 685 sqm in total), and various storage spaces in the basement (measuring around 419 sqm altogether).
A picturesque, tree-lined lane leads right to the parking area that takes you to the main building, which is a hotel with part of the building used as a restaurant.
The hotel has 16 bedrooms with bathrooms (one of which is a suite), communal rooms, a bar, the manager’s office, two further bathrooms, three cellars and various storage spaces, storerooms and utility areas.
The restaurant area has three rooms, the kitchen, three bathrooms and utility areas.
In the centre of the building there is a cloistered quadrangle with a portico which runs the length of the perimeter. Under the cloister, a room once containing an old well has been converted into a unique wine cellar.
There are another four bedrooms with bathrooms in the guesthouse.
Underneath this, connected with the main building, there are basement areas used for storage and utilities, with changing rooms and guest bathrooms, storerooms for goods and a large operation area for vehicles to go in and out.
External Areas:
The hotel is surrounded by beautiful grounds measuring around 2.5 hectares, bounded by an old perimeter wall. The garden was designed by an acclaimed landscaper who was a student of Porcinai, one of Italy’s premier landscapers during the 1900s.
Within the grounds there is an Italianate garden, a pool with lawn area beside it, a woodland with tall Tuscan cypress (rarely found in wooded areas), holm oak and ancient oak trees, and an old tabernacle.
There is also a large parking area for guests.
Uses:
Its panoramic, convenient and central location in relation to Florence and Siena and its architectural features make this property the perfect place for a tourist accommodation business. However, it would be possible (having obtained the proper urban planning permissions) to convert the building back into a highly impressive private residence.
Distances:
San Gimignano 2km, Volterra 28 Km, Siena 48km, Florence 53km, Tyrrhenian Sea 70km, Lake Trasimeno 114km, Florence Airport 64km, Dual carriageway 17km.
View all our properties on our website casatuscany.com.
Address: 53037 San Gimignano, Province of Siena, Italy
Location type: Rural
Condition: Restored
Bedrooms: 20
Bathrooms: 35
Property size: 3178 sqm
Land size: 2.5 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.
