“Where time slows down and Tuscany whispers through every stone.”

Nestled among the rolling Tuscan hills along the road to Mazzolla, this villa is more than just a property: it’s a retreat, a rural work of art, and an authentic experience of life in true Tuscany.
Carefully restored with respect for original materials, every corner tells a story of stone, light, and silence. Complete privacy, breathtaking views, and a dreamlike atmosphere.

Strategic Location
The villa is set on a dominant hillside just 7 minutes from the historic center of Volterra, in an untouched area far from mass tourism. Surrounded by nature, peace, and authenticity, it is ideal for those seeking beauty and privacy.

Main Distances:

• Volterra – 5 km (7 minutes)
• San Gimignano – 30 km (40 minutes)
• Pisa Airport – 64 km (1 hour)
• Florence – 80 km (1 hour 30 minutes)
• Cecina / Coast – 47 km (1 hour)
• Pontedera Train Station – 50 minutes
• Bolgheri / Wine Road – 1 hour

Nearby Services and Restaurants
Typical restaurants just minutes away:

• Osteria La Pace – Traditional Tuscan cuisine
• Ristorante Enoteca Del Duca – Fine dining in the heart of Volterra
• La Carabaccia – Local cuisine in a rustic setting

Essential services:

• Coop and Conad supermarkets – 8/10 minutes
• Pharmacy, bank, hospital, post office – Volterra town center

The Villa
A perfect property for a private residence, second home, or tourism investment.

• Living space: 240 sqm on two levels
• Private land: 2,880 sqm, fully fenced
• Bedrooms: 3
• Bathrooms: 3
• Private panoramic pool (recently renovated)
• Stone annex with potential as a guesthouse or studio

Interior Features:

• Spacious and bright living area with fireplace
• Eat-in kitchen with direct garden access
• Wooden beams, terracotta floors, wooden window frames
• Independent heating and air conditioning
• Fully furnished with refined rustic style

Exteriors & Views

• Pool overlooking the Tuscan hills
• Natural stone BBQ area
• Olive trees, aromatic herbs, rosemary, and lavender
• Large private parking, independent driveway access
• No direct neighbors – total privacy

Land Registry Data
Residential Villa (A/7):

• Rooms: 8.5
• Official surface: 239 sqm
• Cadastral value: €921.88

Storage (C/2): 9 sqm – Value: €16.42
Pool (D/6): Value: €160.00

Estimated Annual Management Costs
IMU (calculated on revalued cadastral income and multipliers):

• Total cadastral value: €1,098.30
• Revaluation 5% = €1,153.22
• Taxable base = €1,153.22 × 160 = €184,515.20
• Average rate (0.76%) → Estimated IMU: approx. €1,402.51

TARI (waste): €500 – €800
Utilities (water, gas, electricity, internet): €4,000 – €5,000
Ordinary maintenance (garden, cleaning, pool): €4,000 – €6,000

Investment Opportunity: Established Boutique B&B
The villa is currently successfully listed on Airbnb and Booking, with excellent reviews, high occupancy, and strong returns.

Estimated ROI for 2024:

• Average nightly rate: €290 – €320
• Estimated annual occupancy: 150 – 180 nights

Estimated gross revenue:

• Minimum: €43,500
• Maximum: €57,600

Estimated total costs (IMU + utilities + OTA fees + management):

• Minimum: €17,725
• Maximum: €19,840

Estimated net ROI:

• Minimum: €25,775 → 2.86%
• Maximum: €37,760 → 4.19%

With seasonal extension, optimized OTA channels, or positioning in the retreat/wedding circuit, profitability could further increase.

Taxation and Purchase for Foreign Buyers
Tax regime for non-residents:

• Registration tax: 9% on the revalued cadastral value
• Estimated annual IMU: €1,400
• TARI: €500 – €800
• Notary fees: €2,500 – €4,000
• Certified translations (if required): €300 – €1,000
• No condominium fees

Required documentation:

• Valid ID
• Italian tax code (can be obtained through the Consulate)
• Italian bank account
• No residence permit required to purchase

Asking Price: €900,000
A fair price for a villa:

• In a unique and unrepeatable location
• Already established in quality tourism
• With panoramic views, privacy, and authentic charm
• Profitable and remotely manageable

Included in the Sale

• Full legal support (free for the buyer)
• Trusted notary (mandatory by law – cost not included)
• Assistance with tax code and opening of Italian bank account
• Possibility to sign via power of attorney

Conclusions
If you’re looking for:

• A truly authentic Tuscan retreat
• A self-sustaining investment
• A stylishly renovated villa with personality
• An experienced team to assist you step by step

This is your opportunity.

Useful Links
Booking:
https://www.booking.com/Share-BipaNVa
Airbnb:
https://www.airbnb.it/rooms/1050628622536156929