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Estate with 2 Houses, Annex, Pool & 20 Hectares near Sarteano
€2,870,000
$3,128,300
€
$
Sarteano, Tuscany
6
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Ref #: V62245
Sinalunga, TuscanyRef #: V62245
Tuscan estate with restored villa, pool and annexes for conversion, to the east of Siena near the Umbrian border. Among the ancient routes that connect Montepulciano and Cortona, in the heart of the Tuscan countryside yet close to all amenities, this distinguished Leopoldine country estate embodies the timeless charm of the region’s noble villas.
Dating back to the 18th century, the villa stands within its 1.7 hectare grounds with an air of elegance and quiet authority, while its sweeping views and ancient stone façades speak to centuries of heritage.
The estate includes several agricultural buildings, awaiting transformation into refined guest quarters or stylish living spaces. Together, they present a rare opportunity for those seeking either a private retreat to enjoy with family and friends or a hospitality venture.
Finely restored in 2009, the villa offers 445 sqm of elegant interiors, framed by brick arches, exposed beams, and a harmonious blend of tradition and comfort, with air conditioning throughout.
Its landscaped gardens and a stone pool create an atmosphere designed for both leisure and entertaining. The villa’s layout has been thoughtfully preserved for convivial living, with spacious halls, a professional kitchen, and staff quarters on the ground floor, while the piano nobile hosts five ensuite bedrooms opening from a classic central hall.
Crowning the residence, a turret double bedroom commands uninterrupted 360° views across the Tuscan countryside, a statement of prestige and romance in perfect harmony with its surroundings.
Beyond the villa, the estate encompasses an additional 531 sqm of historic agricultural buildings, each ready for conversion. The most remarkable of them is the former tobacco barn, with soaring interiors reaching eight metres in height, offering the potential to craft dramatic living spaces or an exclusive cluster of guest apartments.
These annexes represent a unique development opportunity, enabling an expansion of the estate’s hospitality capacity to as many as 14–15 suites, a scale ideally suited to a luxury boutique retreat.
The land offers a rare combination of lifestyle pleasure and agricultural opportunity, with an established olive grove of 100 trees already producing the region’s prized oil, while fertile arable land invites the creation of new vineyards.
An estate where history, beauty, and opportunity converge, this villa stands as a rare jewel in Tuscany’s golden hills, a sanctuary of luxury and refinement in a location of timeless prestige.
Type: a 1.7 hectares / 4.2 acre Tuscan estate featuring a 445 sqm/4789 sq ft classic Leopoldine Country villa with turret finely restored with swimming pool, 4 former agricultural buildings totaling 531 sqm/5715 sq ft to be restored and converted into living quarters, either for private use or hospitality venture.
Year of construction: 1700s
Year of restoration: 2008
Land/Garden: 3200 sq m/0.8 acres of landscaped garden, 2 parking areas, and 1.7 hectares/4.2 acres of agricultural land including a 100-plant olive grove and arable land suitable for new vineyards.
Swimming pool: 14x7m featuring a Roman-style step, a paved sundeck and shaded corners
Parking: 2 outdoor parking areas
Layout:
Building A Main Villa – 445 sq m/4789 sq ft: Ground Floor: entrance hall, 2 living rooms, 1 dining room, 1 professional kitchen, 2 toilets, 1 staff changing room with 1 bathroom; First Floor: entrance from a loggia into a living room, 1 double bedroom with ensuite, 4 double bedrooms all ensuite and fitted with open loft/mezzanine; Turret Floor: 1 bedroom, 1 bathroom
Annexes:
Building B 290 sqm/3,121 sq ft Former tobacco barn, located on the right side of the villa, and the main level features a double volume of over 8 meters in height suitable for conversion into residential or hospitality use, up to 4 self-contained apartments and a total of 6 bedrooms and 6 bathrooms
Building C 31 sqm/333 sq ft Former shed, on one level, to be re-built or the volume used/added for reconstruction of other buildings
Building D 51 sqm/548 sq ft Deposit for agricultural machinery
Building E 95 sqm/1022 sq ft Former Pigsty building, on one level, located on the left of the villa, to be restored and converted into a guest cottage with 2 bedrooms and 2 bathrooms
Underground 64 sqm/688 sq ft technical rooms located on the rear of the main villa.
Distance from services: 400m, the A1 motorway junction is a few minutes drive.
Distance from main airports: Perugia 70km, Florence 115km, Rome 200km.
Utilities: Phoneline l internet l Heating: mains/city gas + 4 fireplaces l Water: mains/city supply + 1 well l mains/city electricity l sewage: Imhoff tank l Air conditioning
Licenses Held: accommodation facilities (professional guesthouses, holiday homes and apartments, historic residences); Catering, Food and beverage service; Online and retail trade.
Planning Notes: Possibility for renovation, demolition, and faithful reconstruction of the annexes with a 30% increase in volume (max 100 m³ per annex). Permitted uses: residential, hotel, commercial.
Energy Efficiency Rating: G
Address: Sinalunga, Tuscany
Location type: Rural
Condition: Restored
Bedrooms: 6
Bathrooms: 8
Property size: 976 sqm
Land size: 1,7 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.
