Villa Kora

Single-family villa located in Forte dei Marmi, in the Vittoria Apuana area.

Current condition

This is a single-family villa of approximately 190 sqm of commercial surface area (plus a separate accessory building of 34 sqm used as storage/garage), set in a pleasant garden of about 800 sqm, in a quiet and residential position. The property is only 500 meters from the sea, with easy walking access to the free beach of Vittoria Apuana (characterized by the famous protected dunes) or to the prestigious beach clubs in the area.

Current layout:

• Ground floor:
• Entrance with 3 communicating rooms, 1 service bathroom, and technical room.
• Internal staircase leading to the raised floor (the main noble floor, brighter and more lived-in): spacious landing/hallway, from which you access:
• Generously sized living/dining room, bright with favorable exposure
• Separate but adjacent and communicating habitable kitchen with the living room (classic Versilia-style solution)
• 3 bedrooms
• 2 bathrooms

The villa therefore features a classic 1970s-1980s-1990s distribution typical of the Versilia area, with well-proportioned spaces but dated finishes and systems that require updating/renovation to meet the contemporary standards now expected in Forte dei Marmi.

Project potential (according to urban planning feasibility)

Current regulations allow for very interesting interventions that can transform the villa into a high-end residence:

Conservative renovation or demolition and reconstruction with variation of shape/position on the plot (useful for optimizing exposure, privacy, and pool placement).

Allowed volumetric expansion of 18 sqm per floor (ground floor + first floor) → +36 sqm overall.

Accessory building of 34 sqm:

• Demolition and complete reconstruction
• Or incorporation into the main building (adding a further 34 sqm of usable indoor floor area)

Additional outdoor appurtenances and features (without consuming further volume):

• Basement level under the building footprint (wine cellar, tavern, gym, SPA, technical/pool room)
• Ground-floor porticos (covered outdoor living)
• Pompeian-style structures with masonry, iron, or wooden pillars and flat roof
• Balconies on the first floor
• Approximately 25 sqm gazebo
• Additional 24 sqm storage/shed in lightweight structure (wood/iron)
• Design pergolas in the garden

Potentially achievable total surface area:

• 190 sqm existing
• +36 sqm expansion (18+18)
• +34 sqm by incorporating the accessory building → Total approximately 260 sqm of above-ground usable floor area (excluding basement, porticos, terraces, balconies, and lightweight appurtenances).

Possible project vision (realistic example)

After a demolition/reconstruction intervention with expansion:

• Ground floor: Important entrance, open-space living area with design kitchen visible or semi-open, study/guest room, service bathroom, large portico/pompeiana connected to the garden, possible tavern-wine cellar in the basement accessible via internal staircase.
• First floor: Master suite with walk-in closet + wellness bathroom, two additional double bedrooms each with private bathroom, possible relaxation/TV area or panoramic terrace/balcony.
• Outdoors: 18 sqm swimming pool (feasible in many 800 sqm plots), covered outdoor dining area, relaxation zone with wooden gazebo, open/covered parking for 3-4 cars, well-maintained garden with Mediterranean plants and automatic irrigation.

The location in Vittoria Apuana — an exclusive residential area, green, peaceful, with historic and modern villas immersed in the pine forest and just minutes from the center of Forte — makes this property particularly attractive as a prestigious main residence, luxury second home, or high-level investment.