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A Luxury Apartment with Pool & San Gimignano View!
€495,000
$539,550
€
$
San Gimignano, Tuscany
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Ref #: V623926-X
Siena, TuscanyRef #: V623926-X
Turnkey apartments available in a beautiful historic estate with swimming pool just 4.5 km from Siena.
From €180,000 to €735,000, and measuring from 65 sqm to 200 sqm (700 – 2,150 sq ft), with gardens and/or terraces.
The apartments are being restored now (delivery December 2026) and the prices include full turnkey renovation. Buyers can have input into the finishes and colours including flooring, tiles, sanitaryware, taps, wall colours, doors and handles. Early buyers can also have some say in the layout.
Furniture (including kitchens) is not included as is standard in Italy but assistance will be provided for choosing and installing these.
A noble residence dating back to the 16th century and listed in the National Catalogue of Cultural Heritage, is nestled in the rolling Tuscan hills and surrounded by vineyards, just 4 km from Siena. The estate also includes a charming Renaissance chapel and interiors that preserve their original character, with frescoed rooms, vaulted ceilings, exposed wooden beams and traditional terracotta tiles.
Today, the villa is undergoing a complete restoration that combines historical charm with modern comforts. The project will create 14 prestigious residences of different sizes and layouts, many featuring an independent entrance and a private garden.
Residents will also enjoy a panoramic swimming pool with solarium and access to the historic park, perfect for leisurely walks among centuries-old trees and breathtaking views over the Tuscan countryside.
Thanks to its dominant position, the strategic location close to Siena, and the high level of comfort offered, this exclusive property is ideal both as a primary residence and as a valuable investment opportunity.
AVAILABLE APARTMENTS;
Apartment 1 – Il Frantoio (The Olive Mill) €395,000
105 sqm (1,130 sq ft) + garden 370sqm (3,980sq ft)
A truly unique residence has been created from the former Olive Mill, once used for pressing the estate’s olives.
On two levels, the property blends authentic charm with modern comforts. Two private parking spaces located near the apartment complete the property.
The interiors are arranged as follows:
The residence is surrounded on three sides by its private garden, ensuring privacy and offering enchanting views of the Tuscan landscape and the shared swimming pool.
Among the three apartments created from the Olive Mill, this is the most exclusive and sought-after, combining historic character, independent spaces, and luminous interiors—a refined home, perfect as a primary residence or a charming Tuscan investment.
Apartment 13 – Il Granaio (The Granary) €525,000
121 sqm (1,300 sq ft) + terrace 20 sqm (215 sq ft) + garden 410 sqm (4,415) sq ft
Within the historic estate, il Granaio – the Granary – stands out as a completely independent residence with unique charm, nestled in the heart of the Tuscan hills.
The property features a private entrance, a large garden of approx. 400 sqm (4,300 sq ft), and breathtaking panoramic views over the Tuscan countryside and the shared swimming pool.
Built in authentic Tuscan style, it showcases exposed stone walls, elegant arches, and ceilings with wooden beams and terracotta tiles. At the entrance, a paved terrace with pergola creates the perfect outdoor living space.
The interiors are arranged as follows:
A home that combines historic character, modern comforts, and exclusive outdoor spaces—an ideal choice as both a primary residence and a charming Tuscan retreat.
Apartment 10 – L’Appartamento Nobile €735,000
181 sqm (1,950 sq ft) + terrace 35 sqm (380 sq ft) + garden 140 sqm (1,500 sq ft)
On the first floor of the historic wing of the the main villa lies the main residence, the noble apartment, distinguished by majestic spaces and timeless charm.
The interiors boast high, frescoed ceilings, original and beautifully preserved, which give the home a truly exclusive and historically significant atmosphere. The apartment offers two independent entrances: the first through the main doorway of the villa, shared with only three other residences, and the second from the garden side of the property. From here, crossing the private garden, a private staircase leads up to the terrace and a magnificent enclosed loggia, the jewel of the home, entirely frescoed, with historic windows overlooking the villa’s park courtyard.
From the loggia, you can also access a second panoramic terrace and a unique room that opens directly into the historic Renaissance chapel.
Spacious and full of light, the apartment opens onto an elegant reception hall for living and dining, connected to a large kitchen. The sleeping area includes three generous double bedrooms and two bathrooms.
This residence captures the grandeur and history of the villa while offering modern comforts and the timeless beauty of the Tuscan landscape, a truly unique and prestigious home.
List of all apartments (all are currently available);
Olive Mill Building
1 Ground and first floors, 105 sqm, garden 370 sqm, 2 bedrooms, 2 bathrooms €395,000
2 Ground and first floors, 94 sqm, garden 230 sqm, 2 bedrooms, 2 bathrooms €345,000
3 Ground and first floors, 98 sqm, garden 220 sqm, 2 bedrooms, 2 bathrooms €315,000
Farmhouse Building
4 Ground and first floors, 142 sqm garden, 150 sqm, 3 bedrooms, 3 bathrooms €450,000
5 Ground and first floors, 184 sqm, garden 190 sqm, 3 bedrooms, 3 bathrooms €525,000
6 Ground and first floors, 198 sqm, garden 80 sqm, 3 bedrooms, 3 bathrooms €605,000
7 Ground floor, 88 sqm, garden 80 sqm, 2 bedrooms, 1 bathroom €295,000
The Villa
8 Ground and first floors, 192 sqm, garden 100 sqm, 3 bedrooms, 3 bathrooms €630,000
9 Ground floor, 80 sqm, garden 50 sqm, 1 bedroom, 1 bathroom €180,000
10 First floor, 181 sqm, garden 140 sqm, 35 sqm terrace, 3 bedrooms, 2 bathrooms €735,000
11 Second floor, 77 sqm, (no garden or terrace) 2 bedrooms, 1 bathroom €265,000
12 Second floor, 87 sqm, 6 sqm terrace, 2 bedrooms, 2 bathrooms €295,000
The Granary
13 Ground and first floors, 121 sqm, garden 410 sqm, 3 bedrooms, 3 bathrooms €525,000
The Aviary
14 Ground floor 61 sqm, garden 400 sqm, 2 bedrooms, 1 bathroom €375,000
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Heating: Heat pump with underfloor heating and cooling. Energy class A.
Siena (many shops, restaurants, services, famous buildings and squares) 4.5 km.
Near the estate, there are various wineries and agriturismi offering local products and wine tasting.
Payment schedule: 20% deposit at preliminary contract, 2 x payments of 15% as the works progress, balance at completion.
The works are guaranteed for 10 years from completion.
The seller is a company, therefore VAT is due on the sale (instead of registration tax) – 4% for residents (ie if you intend living permanently at the property as your main home in the world), or 10% for non residents.
Address: Siena, Tuscany
Location type: Rural
Condition: Restored
Bedrooms: 2
Bathrooms: 2
Property size: 65 + sqm
Land size: various
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.
