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Stone Property with Pool and 125 Hectares near the Tuscan Coast
€2,900,000
$3,161,000
€
$
Capalbio, Tuscany
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Ref #: V62091
Magliano in Toscana, TuscanyRef #: V62091
In the heart of the Tuscan Maremma, in the quiet of the countryside and a short distance from the medieval villages of Magliano in Toscana and Montiano, stands an extraordinary 17 hectare property for sale. On a hill, the property has spectacular views of the sea, the Tuscan islands, and the Argentario promontory.
Surrounded by unspoiled nature, the property guarantees absolute privacy and is suitable for multiple uses: a private residence, agricultural activity, or a hospitality business. The landscape enjoyed from the main villa encompasses Giglio, the Uccellina Park, and the rolling hills of the Maremma.
Location
The estate is located near Magliano in Toscana, renowned for its Morellino vineyards, hilly landscapes, and proximity to the sea. Although in the countryside, it is easily accessible and surrounded by prestigious residences that guarantee privacy in an authentic setting. The beaches of Monte Argentario, such as Talamone, Porto Ercole, and Porto Santo Stefano, can be reached in 20–30 minutes. Rome is about two hours away, as is Florence; Siena and Pisa airport are about an hour and a half away.
Description
A dirt road leads to the main stone villa, located in a dominant position on a hill and surrounded by beautiful gardens with aromatic and flowering plants from which there is a unique view.
A large veranda welcomes guests, furnished to be enjoyed all year round as a “winter garden”.
The main villa, measuring approximately 376 sqm (over 540 sqm gross), is mainly on one level and has 3 bedrooms and 3 bathrooms, a living room with a stone fireplace, a bright dining room, a fully equipped kitchen, exposed beam ceilings, and neutral tones that create an elegant and relaxing atmosphere. The main bedroom, with en-suite bathroom featuring a beautiful cast iron bathtub with a view and a comfortable dressing room, enjoys double exposure with views of the sea and the village of Montiano.
On the lower floor is a guest apartment, consisting of a living room with fireplace, kitchen, double bedroom, and 1 bathroom, as well as a beautiful independent porch. Next to it, a large hobby room and technical room/garage in perfect condition complete the level.
Not far away stands the two-storey annex, with a porch, private garden, living room, kitchen, bedroom, and bathroom, built with traditional Tuscan materials. The buildings are harmoniously distributed.
Outdoor spaces
From the private road, a path winds through centuries-old trees to the stone villa, which blends perfectly into the landscape. The 17 hectares of land include an olive grove with around 700 trees, oak and holm oak woods, and arable land ideal for developing the existing agricultural activity.
The Mediterranean garden surrounding the villa is rich in aromatic herbs, flowers, and lawns. The area in front of the villa is ideal for the installation of an infinity pool with a spectacular view. The furnished verandas and outdoor relaxation areas allow you to enjoy the outdoors in every season, taking in spectacular views of the sea and the fiery sunsets that embrace the Argentario and the islands.
Condition and finishes
The villa is the result of a recent and careful renovation carried out in keeping with Tuscan style: exposed stone, wooden ceilings, terracotta floors, travertine, and neutral colors dominate the rooms. The light wood fixtures, integrated mosquito nets, and the elegant simplicity of the furnishings lend charm without ostentation.
The annex is also perfectly equipped, with rustic elements such as a built-in kitchen and chestnut wood ceilings.
The property is perfectly habitable, with no need for further work. The villa and annex have undergone a recent and careful renovation. The atmosphere is that of a refined but authentic residence, with bright and welcoming interiors.
Utilities
The systems are modern and efficient: underfloor heating, solar panels, pellet heating system, making it largely self-sufficient and sustainable. The water supply is guaranteed by the mains/city water supply and a well of over 100 meters deep, which is also useful for watering the garden. The technical room testifies to the excellence of the systems.
Potential uses
This property offers great versatility: ideal for a family or couple looking for tranquility, but also for those who want a charming residence in Tuscany. its proximity to Rome, Florence, Siena, and the seaside resorts makes it perfect for year-round stays. in addition, the growing tourist interest in the area allows for excellent financial returns in the case of short-term rentals. Agricultural activity, in particular the production of excellent extra virgin olive oil, is a source of great personal satisfaction. It is an authentic oasis of beauty and serenity in the heart of Tuscany, combining nature, comfort, and prestige.
Address: Magliano in Toscana, Tuscany
Location type: Rural
Condition: Restored
Bedrooms: 5
Bathrooms: 5
Property size: 376 + sqm
Land size: 17 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.
