Villa with pool and guest house in Ronchi dei Legionari

A 1994 villa in the centre of Ronchi dei Legionari, closed off from the street by a tall white wall capped with terracotta tiles. Inside the wall: a garden with high hedges, a courtyard, the swimming pool, the main house on three levels plus the attic and, across the pool, a separate guest house joined to the garage by a portico. The municipal auditorium is a minute's walk away, the supermarket two, the primary school six; Trieste airport is five minutes by car.

The main house

You enter through an arched front door in solid wood and an inner door with a stained-glass panel. The ground floor is one large living area: the sitting room with its glazed bay window onto the garden and its fireplace, and the dining area with a four-panel French window onto the portico and the pool. The kitchen, large enough to eat in and fitted with an island, also opens onto the portico. A study and a bathroom complete the floor. Wooden parquet floors, wooden doors and windows.

A wooden staircase rises from the sitting room to the first floor, under a coloured-glass skylight. Here there are three bedrooms, one with a dressing room, and two bathrooms: the first with a marble-clad corner whirlpool bath and a Finnish sauna, the second with a shower. A long balcony runs along the façade.

Above is an open attic with a roof window, 1.10 to 2.90 metres high, 2 metres on average: today it is a loft and storage space, not a habitable room.

The lower ground floor, 2.50 metres high and also reachable by an outside staircase, holds the tavern room with a small kitchen, a cellar with a pantry, and the boiler room with the laundry.

The guest house

Across the pool stands a second house on a single floor: living room, kitchen, bedroom and bathroom, 70 square metres on the land registry. The portico with exposed timber beams links it to the garage and holds a storeroom and a second bathroom with a shower. Behind it, a small fenced lawn to keep as a vegetable garden.

Outside

Driveway with an electric gate, courtyard in interlocking paving, hedges on every side, the pool with its mosaic lining. The garden measures about 1,350 square metres.

Condition

The main house is habitable and in good order, with its 1990s finishes: it asks for an update rather than a renovation. The guest house and the pool need real work: the pool is empty today and has to be brought back into use.

Features

Independent gas heating, one air-conditioning unit, alarm system, video entryphone, security door, fibre-optic internet, electric gate, wooden double-glazed windows.

Areas and land registry

Main house: category A/7, 14 rooms, 404 square metres on the land registry (397 excluding open areas), 332 square metres of heated usable floor area according to the energy certificate. Guest house: category A/3, 4.5 rooms, 79 square metres on the land registry (70 excluding open areas). Garage: category C/6, 29 square metres.

By car

Trieste airport 5 minutes, Monfalcone 6, Aquileia 20, Gorizia 25, Grado 29, Udine 32, Trieste 37; Venice-Mestre and Ljubljana in about an hour and twenty minutes. Trieste Airport railway station is about 2 kilometres away.

Price, taxes, energy

555,000 euros. It is a private sale, without VAT: purchase taxes are calculated on the cadastral value. With first-home relief they come to about 8,100 euros (2% on the villa and the garage, 9% on the guest house, which remains a separate dwelling); as a second home, about 26,900 euros. Energy class of the main house: E, 120.90 kWh/m² per year (EPgl,nren).