Gently Rolling Hills

The property is provisionally sold, subject to closing.

Hillside Villa- full 4 seasons

The Crete Senesi embodies everything traditionally associated with Tuscany:

Gently rolling hills, cypress-lined avenues, and a harmonious landscape of cultivated fields, olive groves, and vineyards.

It is possible to carry out limited improvements to the property, arrange the utilities, and move in, or alternatively undertake a full redevelopment project aimed at the upper luxury market.

Set in a truly unique and privileged location, this property offers a rare opportunity to reside in, or develop, a Bed & Breakfast or agriturismo on a hilltop in Rapolano Terme, in the heart of the Crete Senesi, within the Province of Siena.

The panoramic views are exceptional, extending across one of Tuscany’s most iconic and unspoiled landscapes.

The property includes approximately 1.2 hectares (2.97 acres / 129,167 sq ft) of land, ensuring privacy, space, and significant potential for both residential and hospitality purposes.

It represents not only an oasis of peace and tranquillity, but also a strategic base from which to explore Tuscany, with convenient access to some of Italy’s most renowned towns and cultural centres.

The fixed asking price is €270,000 (approximately US$293,000, subject to exchange rate fluctuations), with all additional purchase costs payable by the buyer.

Condition & Pricing

The property is sold strictly “as is,” without conditions or guarantees. The asking price reflects the current condition of the property and the investments required, including but not limited to water supply, road works, utility infrastructure, and renovation works.

Important Information:

Land Boundaries and Surface Area

The land included in the sale will be officially registered in the land registry, with boundaries defined and adjusted by a licensed surveyor prior to the notarial transfer. This condition will be expressly included in the preliminary purchase agreement.

Water Supply

There is currently no direct water connection. A small pond collects rainwater and surface water for irrigation purposes but does not provide a reliable potable water supply.

Possible solutions include:

1. Connection to the existing water network serving neighboring properties (cost to be determined).
2. Drilling of a private well. Due to the thermal nature of the area, geological testing may be required. It may also be possible to connect to the water line located approximately 1 km further into the countryside.
3. Electricity is connected to the property but is currently inactive.
4. 5G mobile coverage is available. Satellite installation is recommended for reliable internet and television services.
5. Gas: there is currently no gas connection. However, should the new owner wish, a gas company may install an underground LPG tank in front of the property.
6. Sewerage and drainage: an outdated septic tank is currently present and will need to be replaced during renovation works with a modern, legally compliant wastewater treatment system.

Road Access

1. The access road is an unpaved dirt road crossing two neighboring properties and has historically been shared. A formal agreement regulating use and maintenance may be required.
2. A new partial access road will need to be created on a lower section of the land in order to provide a neighboring owner access to their property.

DESCRIPTION OF THE PROPERTIES 

The property consists of a real estate complex composed of three buildings, in addition to another partially collapsed structure, together with plots of land adjacent to the buildings.

The site is of significant landscape interest due to the beauty of the Crete Senesi area, renowned worldwide.

The Municipality of Rapolano intends to enhance these natural features by constructing a bicycle path alongside the existing road, as well as scenic viewpoints for admiring the landscape.

The buildings are all of relatively recent construction, dating back to the second half of the 20th century. There is no evidence of ancient buildings, as confirmed by the historical cadastral maps (Lorena Cadastre, year 1823), which show the area completely devoid of buildings.

DIMENSIONAL DATA OF THE BUILDINGS

The buildings have the following gross built surface areas, with a total gross built area of approximately 472 sqm (5,081 sq ft):

• Property no. 1 (villa): 195 sqm (2,099 sq ft)
• Building no. 2 (cellars): 130 sqm (1,399 sq ft)
• Building no. 3 (warehouse and garage): 75 sqm (807 sq ft)
• Building no. 4 (dilapidated building): 72 sqm (775 sq ft)

Restrictions
The property is subject to hydrogeological restrictions. This means that the design of new volumes and a swimming pool, as well as any relocation of the roadway, must be authorized in advance by the Municipality under this protective regulation. Such authorization requires a dedicated file, including a geological report.

The area, like most of Italy, is also subject to seismic regulations. This means that new structures, including enlargements or modifications to windows and doors in load-bearing walls, must be specifically calculated and approved by a structural engineer.

There are no landscape protection restrictions affecting the property.

Municipal Legislation

At present, two urban planning schemes are in force: the old master plan and a newly adopted plan that has not yet been formally approved. Once the new master plan is approved, expected around September 2025, the old plan will lapse.

It is anticipated that from November 2025 onwards, projects may be submitted under the new master plan, which will become the sole applicable planning instrument.

The property and land fall within the homogeneous agricultural zone “V4.2” under the new Municipal Operational Plan. The buildings are not subject to heritage cataloguing and are therefore not burdened by restrictive preservation regulations, allowing broad redevelopment possibilities.

Permitted Interventions

The following interventions are currently considered feasible:

• Renovation of the villa (building 1), including conversion of the ground floor from ancillary use into habitable residential space, subject to compliance with sanitary and building regulations.
• Modification of windows and openings, subject to seismic regulations. Ribbon windows are not permitted, as they are not typical of the local architectural context.
• Demolition of building 2 and reconstruction as an extension of the villa, subject to seismic regulations. Roofs must remain pitched; flat terrace roofs are not permitted.
• Demolition and reconstruction of building 3.
• Construction of a swimming pool with a maximum surface area of 100 sqm (1,076 sq ft).

Additional floor area may also be created:

• For the villa, which is to be renovated rather than demolished, an increase equal to 15% of the total S.E., approximately 30 sqm (323 sq ft);
• For buildings demolished and relocated (“building replacement”), an increase equal to 20% of the total S.E. Therefore, for example, building 2, if demolished and incorporated into the villa, could benefit from approximately 26 sqm (280 sq ft) of additional floor area.

It should also be noted that an amendment has been proposed, and is likely to be approved, allowing the villa’s surface area to be increased by up to 20%.

STATE OF CONSERVATION

Only the villa is analyzed herein, as the remaining structures are expected to be reconstructed.

Electrical System

The electrical system requires complete replacement, including conduits, cabling, and main switches.

Heating, Plumbing, Potable Water, Drainage and Wastewater Disposal

The existing radiator heating system on the residential floor must be entirely replaced to comply with current regulations and to provide a more economical energy source than LPG gas.

As the area is not connected to the public methane gas network, a climate control system powered by electricity is recommended, using fan coil units capable of functioning for both winter heating and summer cooling.

The plumbing and sanitary systems, including bathrooms and fixtures, require complete renovation.

Potable water supply is expected to be provided through the drilling of a private well, which may also serve irrigation purposes and pool maintenance.

Regarding wastewater disposal, visual inspection does not allow confirmation of the current piping systems, downpipes, or ventilation columns. The sewage system must therefore be upgraded with modern primary treatment and purification systems compliant with current legal requirements.

Structural Elements:

Vertical Structures

The load-bearing masonry walls do not appear to present significant structural issues based on visual inspection. However, in the absence of technical testing, the condition of the foundations cannot be verified.

Horizontal Structures

The floor slab between the ground floor and first floor is generally constructed in reinforced hollow clay blocks and concrete (“laterocemento”).

At ground floor level, no ventilated slab appears to be present. If the rooms are converted into habitable living spaces, a ventilated system would likely need to be installed.

The roof structure consists of reinforced hollow clay slabs supported by lattice-type brick walls.

Finishes and Installations

All finishes, bathrooms, and existing installations require complete renovation.

URBAN PLANNING, BUILDING, AND CADASTRAL COMPLIANCE

During 2021–2022, a building amnesty application (“condono edilizio”) relating to the entire complex was submitted, and the cadastral floor plans were consequently updated.

The sellers must certify the conformity of the current state of the property with the building permits and applications filed with the Municipality of Rapolano Terme.

The cadastral plans filed with the Land Registry Office conform to the current physical state of the property.

It must also be verified whether the buildings are classified as residential dwellings or as rural buildings by the Municipality. If classified as rural buildings, a formal declassification procedure (“deruralizzazione”) will be required, including payment of applicable municipal taxes.