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Perfect Chianti Leopoldina Villa with Pool & Amazing Views
€2,500,000
$2,725,000
€
$
Barberino Tavarnelle, Tuscany
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Ref #: 6157
Monte Argentario, TuscanyRef #: 6157
Charming villa overlooking the crystal clear sea of Monte Argentario. Once an ancient watchtower, it was extended in later times to become an important villa which is well-integrated into the landscape of the promontory. Surrounding land guarantees the necessary privacy, while the swimming pool and various terraces allow you to fully experience the villa, especially during the summer months. The house you don’t expect, perfect for those who love nature and Argentario.
Location
Argentario is a magical and unique place. One of the many small islands of the Tyrrhenian Sea, thanks to the sedimentation of the soil, over the years, it subsequently became joined to the mainland by a strip of land to which two others were subsequently added, thus creating the great lagoon of Orbetello. Since the 1970s it has been a holiday destination for business people from the capital and many from northern Italy, but also for the Queen of Holland who loved it so deeply that she went on holiday there for many years. Today, thanks to the thick Mediterranean scrub, it guarantees tranquility to residents and tourists who spend a period of relaxation there.
Description
The property was built around a watchtower whose origins date back to the 16th century, built to defend the territory during the Spanish domination of the area. Subsequent additions to the tower led to the construction of the main villa of about 500 sqm on two levels, plus the tower.
On the first level there is the living area with a large living room, dining room and kitchen, with large windows overlooking the garden and beyond, the sea.
On the upper level there are 3 double bedrooms and 3 bathrooms plus another large room with windows overlooking the sea and direct access to one of terraces.
From the living room it is possible to access the adjacent tower which maintains its unaltered charm, with the external walls still in the old stone. Here there are 2 more double bedrooms arranged vertically, one on top of the other and 2 bathrooms, and on top of the tower the magnificent terrace from which you can enjoy a breathtaking 180 ° view of the blue of the sea and the sky.
The smaller villa is of a later period, more modern, and is located in a private position, nestled in the garden and enjoys independent access, has an area of about 164 sqm. This villa is also on two levels, on the lower level the living area with living room with the open kitchen and a bathroom, while on the upper level there are 3 bedrooms with 3 bathrooms. Outside a covered terrace overlooking the sea.
Finally, the caretaker’s house, a third independent building of about 106 sqm, consisting of kitchen and living room, 2 bedrooms and 2 bathrooms.
Condition
The property underwent a major renovation about 20 years ago, respecting the style of the house and the original materials and is regularly maintained. Some modernisation works could make it even more current and up-to-date.
Outdoor spaces
There are three different terraces for a total area of about 160 sqm, all overlooking the sea and the garden below. Each building has its own terrace and from all the terraces you can enjoy a breathtaking view towards the sea, towards the nearby pine forest, Giglio island in the distance and the mainland that offers a party of lights in the evening. Of particular note is the terrace at the top of the tower, which makes you feel like you are soaring towards the sea, with the call of the seagulls flying over the nearby cliffs to keep you company.
The property is surrounded by one hectare of land with typical Mediterranean scrub, with a small orchard, olive trees, maritime pines and tall cypresses. In a private area of the property, the irregularly shaped swimming pool where you can relax as if suspended between heaven and earth.
The part kept as a garden is on staggered levels, with flower bushes which smell and looks wonderful, protected by the coolness and shade of the tall maritime pines and paths covered with gravel that allow you to walk freely around the property.
Potential use
If privacy is important, and a sea view is a must, then stop, you have found the right home. You cannot fail to be enchanted by the charm of the tower and by the breathtaking view towards the sea, by the sound of the waves breaking on the cliff below, by the rustle of the wind among the pine needles, by the enchanting sound of the breeze.
Address: Monte Argentario, Tuscany
Location type: Sea
Condition: Restored
Bedrooms: 10
Bathrooms: 10
Property size: 830 sq meters
Land size: terraces + garden
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.
