Opis:

A truly authentic 18th century Tuscan farmhouse in exceptionally good condition and with significant further potential
This very interesting property is a rare example of mid-1700's architecture preserved in authentic fashion. Recent renovation has been carried out most sympathetically with attention to detail and quality workmanship. All exterior walls have been fully rendered to present a fresh modern appearance.
The accommodation comprises:
Ground Floor
Entrance lobby of about 20 sqm
Door to large living/dining room with fireplace
Door to large kitchen/breakfast room with central food preparation/cooking island
Recess to rear, into shelved walk-in larder plus further storage area
First Floor
Family bathroom leading off landing
Ante-room giving access to one double bedroom and two generous single rooms (may fit twin beds)
A further large double bedroom with separate exit to rear of house
Second Floor
Second bathroom
Very large bedroom with windows on 3 sides
Outside:
Large pizza oven
Storage room containing LPG fuelled central heating boiler
A good sized barn on 2 levels, about 85 sqm in all, with 2 storage areas below and an open loggia above which provides a most attractive recreation or al fresco eating area
Land
About 2.3 hectares including some 120 olive trees, a stream and general wooded areas
Parking is available both adjacent to the house and on the approach road for 5 or 6 cars comfortably
Advantages
Characterful period property offering generous accommodation. Good prospects for development
Weaknesses
Part of the approach road, although the responsibility of the comune, is not well maintained. Installing a swimming pool on the shelving land may be expensive.
Distances
3 kms nearest shops
9 kms Lucca
25 kms Viareggio (beach)
30 kms Pisa airport
80 kms Florence
Please note that any utility services, heating system or appliances have not been tested and no warranty can be given or implied as to their working order.

Energy classification: G Performance index: requested from vendor
Additional costs

1) Agency charges amount to a minimum of € 1,500, otherwise up to 3% of purchase price (see our SERVICES page for a full description of the assistance we provide)

2) Investigation of existing ownership and boundaries of a property, normally carried out by a geometra, generally costs from € 750 plus, as a rule, 1% of the purchase price

3) Notary fees are based on the declared value for tax purposes. There is no published tariff but experience points to about 3% on lower value properties, perhaps 2% on higher value

Please note that all professional fees are subject to IVA (Italian purchase tax)

4) Land registry + Government taxes:
a) 1st home, Italian resident: € 336 + 2% of declared value
b) 2nd home, or non-resident: 9% of declared value
c) agricultural land: 18% of declared value

Declared values are determined by the notary at the time of the ‘rogito’ (final contract). Villatua recommends all prospective purchasers to seek advice on likely tax obligations, as individual circumstances may alter the amount significantly
Property for sale in Tuscany: Traditional Tuscan farmhouse near Lucca