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Beautiful Apartment with Garden, Terraces & Shared Pool

new!
€320,000 $348,800
$
Location Orciatico, Tuscany

Ref #: V60058

TUSCANY, PISA, LAJATICO

Stunning apartment with shared pool for sale in Orciatico, municipality of Lajatico, Province of Pisa, Tuscany.

This apartment is part of an exclusive development of just 13 properties, offering designated parking within the complex and a large shared swimming pool.

More than just an apartment, this is truly a home, equipped with all modern comforts and recently refurbished with brand-new furniture, including the kitchen! The property is on two floors, ground and first. It features a small porch at the front and a lovely garden at the back. On the first floor, you’ll find two private outdoor spaces: two spacious terraces — one overlooking the rear garden and the other at the front, offering breathtaking views.

LOCATION

Iin the heart of the quaint village of Orciatico, just steps away from the bus stop, a local bar, and a grocery shop. The town centre of Lajatico is a 10-minute drive, and the historic centre of Volterra is only 20 minutes away by car. The coast is about an hour’s drive, and Pisa International Airport is approximately 45 minutes away. This location is ideal for those looking to explore Tuscany’s famous art cities while enjoying a peaceful setting, far from the traffic and noise. Above all, it’s perfect for those seeking the peace and tranquillity of the countryside without feeling isolated, and with no unpaved roads to navigate.

DISTANCES:

Lajatico: 7 km
Volterra: 17 km
Pisa International Airport: 50 km
Lucca: 62 km
Siena: 75 km
Florence Airport: 87 km
The Coast: 44 km

THE APARTMENT

This stunning property is two floors, ground and first, connected by an internal staircase. On the ground floor, there are two porches, one at the front and one at the back. The ground floor, aside from the bathroom and the under-stair storage, features an open-plan living and dining area with a fully fitted kitchen. The kitchen opens onto the charming rear garden. The ground floor bathroom is complete with a window, a shower, a WC, a sink, and a heated towel rail. There’s also a convenient under-stairs storage area. The entire ground floor is equipped with an air conditioning unit, located in the living room.

From the ground floor, we access the first floor via an internal staircase, which, like the rest of the house, has genuine Tuscan terracotta flooring from Impruneta. Upon reaching the first floor, we immediately notice the well-lit landing, thanks to a skylight, two bedrooms, each with its own private terrace, and a bathroom.

Both bedrooms are equipped with air conditioning, and each has its own terrace, providing the perfect peaceful spot for some quiet reading or relaxing.

The first floor has also been completely renovated, and features fresh, light, and airy spaces. The bathroom is equipped with a window, shower, WC, bidet, and heated towel rail.

THE ‘CANTINA‘ (PRIVATE LOCK-UP STORAGE ROOM)

Detached from the house but still within the property complex, and located near the parking area, you’ll find a ‘cantina‘ that is included with the apartment. It’s a convenient lock-up storage room where you can store personal items, bicycles, BBQ equipment, deck chairs, garden umbrellas etc.

THE SWIMMING POOL

The pool is large, featuring Roman steps on one side to facilitate easy access. This chlorine pool is lined with blue PVC, it is not heated but it is illuminated. The relaxation area around the pool is entirely paved with travertine marble and surrounded by low walls made of tuff blocks, a natural stone from the region. The entire area is fenced and equipped with a gate. Additionally, there is a shower, which it is always advisable to use before and after entering the water.

Surrounding the pool, there is a meticulously maintained garden, complete with shrubs and trees. It’s a true haven of peace and tranquility where you can relax amid the scents of the Tuscan countryside, perhaps after returning from a visit to one of the many art cities in the region!

ACCESS

Access to the property is straightforward, and a 4×4 is not required. The roads leading to Orciatico, including the one that leads directly to the communal parking gate, are all paved.

PARKING AND STORAGE SPACE

The parking is communal, but each owner has an assigned spot under a canopy. It is fenced, has an access gate, and is lit with dusk-to-dawn lights. The maneuvering spaces are generous. From the parking area, you can access the cellar zone. Not all apartments have a private cellar, but this one does. There is also a communal cellar which is only used for storing condominium items and tools.

VIEWS

Orciatico is on a hill approximately 390 meters above sea level and boasts the quintessential Tuscan vista that one expects to find and it never disappoints.

CONDITION

Regarding the state of maintenance,it is in perfect condition, with all new furniture, meticulously renovated with care and a keen eye for decor. The interiors are airy, light, and ideal both as a holiday home and for year-round living! It has been furnished with great taste and an eye for modern comforts.

UTILITIES
  • Electricity: Mains/city
  • Heating: Radiators (Mains/city Gas)
  • Water: Mains/city
  • Air conditioning: three units. One on the ground floor and one in each bedroom upstairs.
  • Internet: Connected

EPC – Class E. EPi 120.24 Kwh/m2 p.a.

Address: Orciatico, Tuscany

Location type: Village

Condition: Restored

Bedrooms: 2

Bathrooms: 2

Property size: 90 sqm

Land size: garden 46 sqm

With a pool
Within 1 hour of an airport
Walking distance of amenities
Features
cellar
Garden
swimming pool
terraces
within walking distance of amenities

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FAQs

What is a notary?

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.

What taxes are payable for a property purchase in Italy?

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.

If you buy directly an existing farm (ie a farming company with no other assets within the company), you just pay the fees for buying the shares in a company – ie an accountant, a notary and some small fixed taxes.
If you set up a farming company (the property must have all the requisites to be a farm) with a board of directors and an IAP (professional farmer) to buy the property and land you pay 1% on the sale price.
In both cases above, you are buying as a company so being a resident or non resident doesn’t come into it, you are not buying as a physical person.
So buying an existing farm, or setting one up, has tax advantages, compared to buying a property, especially as a non resident. However there are of course costs involved in running the company, so it’s best to seek the advice of an Italian accountant.

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.

What other purchase costs are there?

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.

What annual costs are there? How should I pay them?

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

Do I need an Italian bank account?

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.

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