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For sale:
B&B/Holiday home 'Villa I Due Padroni' with 2500m2 terrain
Asking price: 495.000 euro
You can start immediately renting out!
Possibility for take over of mortgage
Villa I Due Padroni is a very successful and renowned Bed&Breakfast and holiday home in the beautiful wine region Oltrepò Pavese in Lombardy, Northern Italy. This region is also known as the 'Tuscany of Northern Italy' and used to be part of the region Piedmont with which it shares the romantic splendour of rolling hills, medieval villages and castles.
Since 2009 Villa I Due Padroni has welcomed hundreds of guests who have almost unanimously expressed a high appreciation for the quality, the location and the surroundings of the B&B. After having worked thirteen seasons with great pleasure, half those years as true pensioners, the owners have decided that they have now reached the age to really retire and give another enthusiast the opportunity to continue this wonderful activity.
The house (built in 1960) was completely renovated in 2008/2009 and has been perfectly maintained ever since. In 2014, the apartment Cantinetta was built on the ground floor. The house will be sold including the (almost) complete furnishing.
The house and plot will be sold inclusive the complete furnishing of the two apartments which are now used for renting out and the technical equipment. A large part of the furnishing of the owner's apartment is also available for takeover. It is the owner's intent to finish the season 2022, but a takeover of the property during this season can be arranged. The house is encumbered with a mortgage which is repaid during the notarial transfer. In Italy it is often customary for new owners to take over the mortgage, which saves non-Italians nowadays an always difficult search for a financier.
Description object for sale
Ground floor
On the ground floor (semi-interrato) are the entrance hall of the stairwell, the apartment "Cantinetta" with a surface of approx. 50m2. The apartement Cantinetta consists of:
- a spacious sitting/bedroom with a double bed, a bed sofa and television
- a bathroom with shower, toilet and wash basin
- a dining area/kitchen with table, bed sofa, refrigerator, 2-ring electric hob, coffee machine and oven.
During the winter months, apartment Cantinetta can be heated, if necessary, by means of a number of infrared panels. All windows are double glazed and equipped with mosquito screens.
The other spaces on the ground floor are a storage room and a technical area with an almost new HE boiler (end 2019), washing machine (9kg) and tumble dryer and a water softening system to soften for the whole house the region's very calcareous water. Below you can view photos of the ground floor.
Floorplan of the ground floor/semi-interrato
First floor
The first floor consists of the large apartment Loggione. It is suited for max. 6 people. In fact it a completely independent apartment and consists of:
- a large living room with a double sofa-bed, 2 additional sofas and television
- a completely furnished dining area/kitchen with a fridge/freezer, dish washer, a 4-burner gas cooker, microwave and oven.
- a bathroom with shower, toilet, bidet and a double wash basin
- two bedrooms, one with a a four-poster double bed and the other with to single beds
- a spacious terrace (40m2) facing south and west with a panoramic view on the valley below
The apartment has its own independent entrance, and is centrally heated with its own thermostat, independent of the other floors. All windows are double glazed and have mosquito screens. Below you can view photos of the different areas of the apartment
Floor plan first floor
Second floor
Also the second floor is actually an independent apartment and is currently occupied by the owners of the villa. This apartment consists of:
- a large living room
- A fully equipped open plan kitchen with a fridge/freezer, dishwasher, 5-burner cooker, microwave and oven.
- a bathroom with shower, toilet, bidet and washbasin
- a bedroom, with a double bed and access to a balcony
- a study with access to a balcony
- a south-facing balcony/loggia
The apartment is centrally heated, controlled by a thermostat independent of the other floors. In addition, there is a wood pellet stove in the living room for extra comfort. All windows and balcony doors are double glazed.
Below you may view photos of the rooms on the second floor.
Floorplan second floor
Other info on the house and plot of land
The house, with a living space of appr. 300m2, is situated on a plot of land of 2500m2. Behind the house is a car park suited for 3 passenger cars.
Next to the car park there is a large stone barn with two floors. The lower one is now used as garage and storage. The pump and filter of the swimming pool are presently housed in the barn. The first floor is open on one side and is also used as storage. Connections for water, drainage and electricity are present in the barn. House and barn drain via two septic tanks into the municipal sewage system. This makes it possible, if desired, to create one or two small rooms or an extra apartment in the barn. The legislation of the Lombardy region allows the exploitation of a B&B with a maximum of 10 beds, without being subject to VAT!
Around the house is a beautifully landscaped garden with a heated swimming pool (7.5 x 4.5m), shaded terrace and sunbathing lawn. Below you can some recently taken pictures of the garden and swimming pool
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Barn with Garage
TV reception
In the three apartments you van view all italian TV channels via digital terrestrial television, (DTT). In the owner's apartment and apartment Loggione one can view and listen to many foreign TV and radio channels, among those Dutch, Belgian, and German channels, if you have a satellite decoder and a subscription to a provider that transmits its content via the ASTRA19 and ASTRA23 satellites. The owners have a a subscription to CanalDigitaal which can be taken over.
Via an attic staircase in the owner's apartment you can reach the attic , which also offers some storage facilities.
Location and accessibility
The villa is situated on the top of a hill among the vineyards of the Oltrepò Pavese (also called: Old Piedmont) with panoramic views over the valley and medieval villages and castles. In the immediate vicinity there are a number of small-scale wineries and the villa is therefore not isolated but very quiet with little traffic and no noise. The nearest village of Santa Maria della Versa is about 3 km away and has almost all necessary amenities such as bars, restaurants, banks, post office, bakery, butcher etc. The nearest supermarket is also about 3 km from the villa. The larger towns of Broni and Stradella are respectively 9 and 12 kilometres away. Below you can see a Google map of the location of the villa.
The historic university town of Pavia with its numerous entertainment venues is just half an hour away. The metropolis of Milan is about 70 kilometres away. The Mediterranean seaside resorts around Genoa can be reached in just over an hour.
The connection of the Villa to the main motorway network is good, with the A21 motorway (Turin-Brescia) only a quarter of an hour's drive away. A very large part of the Northern European holiday traffic with destination Central and Southern Italy passes through here and the Villa is an attractive stopover.
The three international airports of Milan are located at one (Linate) to two hours (Malpensa, Bergamo/Orio al Serio) from the Villa and are visited by all the airline prize fighters.
The Villa is situated along the pilgrimage route Via degli Abati (Pavia - Pontremoli) and is mentioned in the website and in the accompanying walking guide.
Climate
The villa is situated in a region with a pleasant Mediterranean climate. From mid-June to mid-September it is warm and dry, averaging 28-33 degrees, but never more than 40oC. Also off-season (April/May and September/October) the Oltrepò offers an excellent mild climate for those who love hiking and biking.
Saterday market in Santa Maria della Versa
Ponte coperto in Pavia
Piazza Duomo in Milaan
Mediterranean Sea
Guest appreciation
The great appreciation of the guests for the villa and its surroundings can be seen from the 160 reviews on the main review website Zoover. With an average rating of 9.4, Zoover also gives Villa I Due Padroni the predicate "Phenomenal"! In 2019 Zoover ranked the Villa among the 'best 10 B&B's in all of Italy' and even the number 1 in Lombardy based on score and price-quality ratio! Several times in the past 10 years our Villa won a Gold or Silver Award.
Google.nl also ranks Villa I Due Padroni among the 5 best Dutch B&B's in Italy!
All this provides an excellent starting point for the continuation of the Bed& Breakfast.
Opportunities
Internet presence of the B&B
The beautiful and recently modernised website of Villa I Due Padroni has a high authority, certainly in comparison to other B&B's and holiday homes in Italy, thanks to the age of the web address, the listing on very many relevant holiday portals and the high number of visitors.
According to Google Analytics, the website attracts around 5000 visitors each year, half of which directly, a quarter via Google and a quarter via holiday portals.
B&B Villa I Due Padroni is well visible on Google Business (and thus appears on all Google Maps related maps) and is found there 2000 times a month (mainly mobile).
A database with the e-mail addresses of several thousand former guests and applicants is available.
Potential
When we started our holiday rental in the Oltrepò Pavese in 2009, the area was still completely unknown abroad. In the past 10 years this has shifted a bit, partly due to our activities. But the Oltrepò Pavese is still hardly known and therefore an authentic area with little competition and a lot of potential. It is very suitable for people who enjoy its tranquility, for hikers, cyclists, lovers of wine and delicious food, for families with children and dog owners. On our website we have collected an extensive overview of sights and possible activities, including hiking and cycling routes. More information in print (city guides, leaflets, maps) is available in the apartments. In 2018 the Dutch magazine "De Smaak van Italië" spent an extensive article on the Oltrepò and a few holiday homes, including Villa I Due Padroni.
At this moment Villa I Due Padroni has three apartments of which two are for rent. In the large two-storey barn on the grounds, a third apartment or two rooms can be realised. The large terrain also offers (after permission from the municipality) space for a few camping pitches (or glamping).
In recent years we have kept the rates of the apartments relatively modest (high price-quality ratio), certainly in comparison to corresponding holiday homes in Piedmont, for example. Among other things, it is possible to make the rates more in line with the market without negatively influencing the occupancy rate. If desired, we can provide information on turnover and net income on a personal basis.
B&B/Vakantiehuis I Due Padroni is listed on almost the most important rental websites , such as AirBnB, Booking.com, Tripadvisor, TUI, Natuurhuisje.nl, Casavacanza.it, Vacantie bij Nederlanders in Italië and Bij Landgenoten.be and many more.