Tuscany, Arezzo, Castèl Focognano, Italy

Nestled in the peaceful hills of the beautiful Casentino region, this charming 19th-century farmhouse is located near the village of Castel Focognano. The property consists of a main house of approximately 300 sqm, a 50 sqm annex converted into a SPA, and a 50 sqm outbuilding.
The villa is arranged over two levels and offers well-maintained, comfortable interiors, furnished with high-quality pieces included in the sale. The main entrance opens onto a large, bright living room featuring an original antique fireplace, adding authentic charm to the space. Adjacent is a spacious panoramic terrace, enclosed with removable glass panels and heated by a pellet stove, making it usable year-round. Also on this level is a large, fully equipped kitchen with direct access to the outdoor BBQ area—ideal for organizing lunches and dinners al fresco. Completing this floor are two double bedrooms, each with an en-suite bathroom, and a guest bathroom in the hallway.
The lower level, currently not internally connected, features four elegant accommodations: two double bedrooms with en-suite bathrooms and two independent suites, each with a living room and private bathroom. All rooms have direct access to the garden and separate entrances.
The 50 sqm annex has been converted into a Spa area, complete with a Jacuzzi hot tub, sensory shower, hammam with chromotherapy, and Technogym fitness equipment.
Outside, a beautifully landscaped garden surrounds the property. A large private swimming pool (10 x 5 meters), built in 2012, ensures total privacy and moments of true relaxation. The surrounding land, measuring approximately 3 hectares and fully fenced, guarantees maximum seclusion.

State of repair
The interiors reflect the authentic rustic Tuscan style, with stone walls, exposed wooden beams and terracotta tiles, cotto floors, and double-glazed windows. The most recent renovations were completed in the 2000's.

Utilities
The property is fully serviced. Heating is powered by a GPL system, and a solar thermal system supplies hot water. Water is sourced from a private well (approx. 85–90 meters deep) and a natural spring. Additional features include an alarm system, electric gate, and internet connection.

Use and Potential Uses
This exceptional property offers a variety of usage opportunities. Its layout and design are ideal for inclusion in the rental market, providing a lucrative investment option. Alternatively, it can be acquired as a luxurious holiday home, perfect for enjoying private moments with friends and family.

Location
The property is located in the scenic Casentino hills, just minutes from Castel Focognano and Rassina (10 minutes). Other nearby destinations include Subbiano (25 minutes) and Arezzo (40 minutes). The nearest airports are in Perugia and Florence, both about 1 hour and 45 minutes by car.

Land registry details
The Great Estate group on each property acquired carries out, through the seller client's technician, a technical due diligence that allows us to know in detail the urban and cadastral situation of each property. This due diligence may be requested by the client at the time of a real interest in the property.

Ownership details and eventual contractual obligations
The property is in the name of a natural person.