Bosco Dei Tartufi, Niccone Valley, Umbria, Italy

€5,500 Per Week

Set in 55 hectares of traditional Tuscan countryside overlooking the Umbrian hills towards Mercatale, this well positioned country house is set in a secluded position close to the village of in the Lake Trasimeno part of southern Tuscany.

6 bedrooms, 4 bathrooms, 2 spacious sitting rooms, kitchen/dining room, study all set in an excellent conversion of a Tuscan farm house by an interior designer. Swimming pool 12 m x 6 m with infinity edge and terrace with pergola.

The property has been converted from a charming Tuscany stone farmhouse set in attractive easy maintenance fenced gardens. It is approached over a typical Tuscan white road via a gate to a car parking area in front of the former farmhouse. An enclosed stone terrace links the car park to the main entrance and into a large double height living room with original stone fireplace and restored beams and terracotta ceiling. This room also has French doors to a small terrace and to the garden. A corridor leads to a staircase passing 2 double bedrooms and a bathroom and also to the master bedroom with an ensuite bathroom.

The staircase leads to the lower ground floor and to the main south facing terrace and outside dining area. A well-fitted kitchen with good work surfaces is large and has ample space for dining. Off this is the study area with fireplace and access to a further bedroom and bathroom.

Outside are two small independent stone buildings each providing a double bedroom with bathroom. All the accommodation has enjoyed the personal attention of the interior designer owner and the result is a series of individual rooms set over two floors.

The gardens are a careful mixture of flowering shrubs and well established trees and are enclosed by a ring fence. A stone path leads from the main dining terrace to the very individual swimming pool with plenty of terracing and a shady pergola facing a bucolic vista of wooded hills. A further path leads up to a viewing point that allows one to enjoy the panorama of Lake Trasimeno. The surrounding land is mostly woodland and provides excellent amenity space.

Cortona 15 km, Florence 110 km, Perugia 60 km, Siena 40 km, A1 Autostrada 15 km


As with any property purchase in any country, it is always advisable to gain the help of reputable and independent legal and property advisers when you propose to buy in Italy.


Purchasing property in Italy is usually a three-stage process. When you make an offer to buy, this needs to be made in writing by way of a formal Purchase Proposal and this should be accompanied by a deposit (which can be up to 5% of the purchase price). The deposit can be held in escrow. It can be a good idea to put a time limit on your offer and make it subject to due diligence.


Once the formal details of the sale have been agreed between the buyer and vendor, and their legal representatives and the due diligence completed, the preliminary contract can be entered. This is a formal agreement drawn up by the agent, lawyers and, in some cases, this contract is also notarised. The contract stipulates all terms of the sale/purchase and is typically accompanied by a further deposit payment between 10%-20%. Again this deposit can be held in escrow or paid directly to the vendor. If the seller changes his mind, he will have to pay you double the deposit you have lodged.


The public notary prepares the final deed of sale known as the rogito, whilst also carrying out land searches and so forth. The notary is a public legal body who represents both the buyer and the vendor, and collects the necessary taxes on the sale/purchase. It is the buyer who may choose which notary they wish to use.


The main costs met by you, the buyer are:

Lawyer’s fees : 1-2% + IVA
Notary’s fee : Approx. £3,000 + VAT
Estate Agent’s fee : 3% + VAT
Tax on property : is calculated at 9% of the value according to the land registry. On resale properties the land registry value is typically lower than the sales price, often by as much as 30% to 50%.
Tax on land : is calculated at 12% of the land value. The notary will decide an appropriate value for the land in line with land prices in the area
NB:If you pay for your purchase with funds from outside Italy, be sure that the records are officially documented. Any later sale proceeds can then be repatriated.


Property owners pay income tax based on the theoretical rental income of the property. However, non-residents in Italy are subject to this tax only if the income exceeds a certain threshold.

Council tax (‘Imposta Municipale Unica’) is based on the land registry value of the property and is collected by the local authority twice a year.

You do not pay Capital Gains Tax if you sell the property more than five years after the purchase.

Please note: This article reflects Aylesford’s current understanding of property legislation in Italy. It is offered for general guidance only; specialist legal and tax advice should always be taken for any property transaction.

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Telephone: +44 (0) 20 7351 2383

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