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A Superb Restored Historic Villa with Contemporary Interior
€1,950,000
$2,125,500
€
$
Fauglia, Tuscany
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Ref #: 3132
Pistoia, TuscanyRef #: 3132
DRONE:
Beautiful historic complex on the Tuscan hills, which presents a great source of development for the future owner being unfinished and having very large and interesting spaces in the current layout. A magnificent manor house with a series of arches, detached house for concierge, an ancient church, all surrounded by a large park of 18 hectares near the famous thermal baths of Montecatini Terme and the historic center of Florence.
Location
A dominant position to be at the center of life and all necessary services – a short distance from the famous thermal baths of Montecatini Terme and all the services that this city can offer, but at the same time at an equal distance from the great cultural capital such as Florence and Pisa, which are about 45 minutes by car and also boast the presence of an airport. In the quiet of the Tuscan hills that can give maximum privacy and tranquillity to the people who choose this property as their home or a place to develop a luxury resort.
Description
The complex is currently represented by 4 buildings of different sizes, including the main villa, caretaker’s house, secondary villa and small church.
The main villa of about 1200 sqm with a large courtyard enclosed by a portico consists of 43 rooms, arranged on three staggered levels and a single room in a turret. Large rooms, very bright spaces and with great heights, the presence of the fireplace lend themselves well to create an environment of great representation and charm.
The caretaker’s house of 95 sqm at the entrance to the land of the complex, a secondary villa characterized by original stone walls on two levels of 440sqm. They too have different environments that can be enhanced and distributed according to the needs of the future owner.
To complete the property there is also a beautiful 105 sqm private chapel.
State and finishes
The whole complex at the moment is unfinished, with partial finishes in certain rooms and the need for complete renovation with the choice of dividing up the spaces as desired. The land is building land and there is the possibility of building another 3000 square meters of living or recreation spaces. There is an existing construction project for a high-end resort with many activities. Further information available upon request.
Outdoor spaces
A large park of about 18 hectares with arable land, and a large part dedicated to a trotting track. There are two water wells to provide irrigation, one of which has existed for a long time and one has recently been completed. The property boasts a water reserve, recently expanded, for use in periods of drought. According to the geophysical and geo-gnostic investigations carried out with the direction of the geologist, there is a high possibility of having thermal water high. Large open spaces allow you to create many recreational services – various swimming pools, tennis courts, football and even mini golf.
Potential use
The complex is well suited to create a high quality resort with many outdoor sport activities – swimming pool, pond, tennis court, trotting track, or a complex of apartments of various sizes in the Tuscan green with the creation of a sports facility / recreation in common.
Address: Pistoia, Tuscany
Location type: Rural
Bedrooms: 50
Bathrooms: 60
Property size: 1800 sq meters
Land size: 18 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.
