Portion of a newly built semi-detached villa, 350 m from the sea

Location

The villa is located in Marina di Pietrasanta, in Tonfano, just 350–400 m from the sea and close to
main services and restaurants.
It is on a quiet, residential street, ideal for families and groups seeking comfort, privacy, and
contemporary design in one of Versilia’s most prestigious areas.

Property Description
Portion of a semi-detached villa, free on three sides, fully renovated in 2023 with marble finishes,
designer furniture, and modern systems.
Total area: 205 m2 over three floors, garden approx. 240 m2, internal parking.
Layout
Ground Floor (68 m2)
 Living-dining area with open kitchen
 Covered veranda 20 m2
 1 double bedroom with ensuite bathroom
First Floor (68 m2)
 2 double bedrooms with ensuite bathrooms
 Balconies
Basement (68 m2)
 Bright tavern with living area
 1 double bedroom and bathroom
Total: 4 bedrooms, 4 bathrooms, up to 8 beds
Outdoor: private garden with porch, optional 8×4 m pool (€ 60,000 turnkey)

Main Features
- Energy class A3 (EPgl,nren 42,05 kWh/m2·year)
- Mitsubishi heat pump heating/cooling system
- Photovoltaic + solar thermal
- Alarm, Wi-Fi, mosquito nets, automatic irrigation, electric gate
- Marble finishes, designer furniture, top-quality materials
- Perfect for high-end tourist rentals

Optional Pool – Investment Potential
- Pool 8×4 m cost: € 60,000 turnkey
- Property value increase: +€ 120,000 (~ +8–10 %)
- Rental income increase: +20–25 %
- Payback period: approx. 3 years

Estimated Annual Management Costs (2025)

Item Estimated Annual Cost
IMU (second home) € 4,800 – 5,400
Utilities and waste tax € 2,400 – 3,000
Ordinary maintenance / insurance € 1,000
Total private management € 7,000 – 8,000 / year

Tourist Rentals – Estimated Profitability (8 beds)
🔹 Base Scenario – Without Pool
 Average annual occupancy: 60 % (~31 weeks/year)
 Average weekly rate:
o Main rooms (3 × 2 guests) → € 2,500 – 2,770
o Basement room (1 × 2 guests, -70 % value) → € 750 / week

Average combined weekly rate: € 3,385
Estimated gross annual revenue: 3,385 × 31 = ≈ €105,000

🔹 Estimated Operating Costs
 Cleaning + linen change: € 8,000
 Check-in / check-out / guest management: € 5,000
 OTA marketing / maintenance / utilities: € 9,000
 Total operating costs: € 22,000
🔹 Commission for Property Management and OTA
 OTA commission (Booking / Airbnb 15%): € 15,750
 Property management commission (15% + VAT = 18.3% on net revenue after OTA 105,000
× 85% = 89,250 €): € 16,333
Gross annual income for the owner:
105,000 – 15,750 – 16,333 = ≈ €72,917 / year
Net income after Italian flat-rate tax (cedolare secca 21%):
72,917 × (1 – 0.21) ≈ €57,600 / year
Net yield (gross): ~5.8 % / year
Net yield after tax: ~4.6 % / year

🔹 Scenario With Pool (8×4 m – €60,000 investment)
 Updated weekly rate: € 4,200
 Average occupancy: 65–70 %
 Estimated gross revenue: ≈ €130,000
Additional pool costs:
 Pool maintenance / products / energy: € 2,500
 Extra seasonal staff: € 1,500
 Total extra pool costs: € 4,000
Property management and OTA commission:
 OTA 15%: € 19,500
 Property management commission (18.3% on net revenue after OTA 130,000 × 85% =
110,500 €): € 20,212
Gross annual income for the owner:
130,000 – 19,500 – 20,212 – 4,000 = ≈ €86,288 / year

Net income after Italian flat-rate tax (21% cedolare secca):
86,288 × (1 – 0.21) ≈ €68,200 / year
Net yield (gross): ~6.6 – 6.7 % / year
Net yield after tax: ~5.3 – 5.4 % / year
Pool ROI: approx. 3 years

The Area
Marina di Pietrasanta is one of the most elegant and international locations in Versilia.

Just a few minutes from Forte dei Marmi and Pietrasanta’s center, combining sea, art, and high-
end lifestyle.

Stable demand for luxury tourist rentals, strong foreign clientele, ensuring investment stability and
property appreciation.

Key Investment Points
- 8 actual beds (4 bedrooms / 4 bathrooms)
- 350 m from the sea in an exclusive area
- Energy class A3 – low consumption
- Designer furniture, new systems, private garden
- Optional pool increasing value and rental yield
- Gross net yield up to 6.7 % / year
- Net yield after tax up to 5.4 % / year
- Good medium-term property appreciation

Asking Price
 €1,420,000
 Optional pool: +€60,000 – Post-completion value: ≈ €1,540,000