luxury house for sale Treviso, Italy

Nestled in the countryside of Treviso, this splendid historic villa embodies the charm of Venetian architecture. Dating back to the 16th century, it has evolved over the centuries into an elegant estate that blends harmoniously with the surrounding landscape. The property spans approximately 16,000 square meters of wooded parkland, offering picturesque views, privacy, and tranquility. At its heart stands the main villa, with a beautifully proportioned layout and a perfectly preserved original structure. The majestic cross-shaped hall is the centerpiece of the residence, around which refined noble rooms unfold-ideal for family living or hosting prestigious events. The estate also includes a historic barchessa with rustic annexes, a lemon house with wine cellar, a greenhouse, the former gardener's quarters, and a consecrated chapel dedicated to Saint Anne, adding a spiritual and historical touch to the property. Strategically located, the villa is just 6 km from Treviso's historic center and only minutes from the airport. Venice Airport is just a 30-minute drive away, making the property easily accessible for international visitors. This villa is ideal for those seeking an exclusive residence in a private yet well-connected setting, with the opportunity to live just a short distance from the art cities of Veneto-such as Venice, Vicenza, Padua, and Asolo-and the stunning Prosecco Hills, a UNESCO World Heritage Site. The nearby Sile River Natural Park also offers excellent opportunities for nature excursions and cycling tourism.

FOR SALE EXCLUSIVE SINGLE VILLA In the heart of one of the most popular residential areas of Paese, surrounded by over 4,000 square meters of private park, we offer a prestigious detached villa of recent construction, designed to offer elegance, comfort and maximum living quality.The property stands out for its contemporary architecture, generous spaces and perfect harmony between indoor and outdoor environments. The evocative double-height living room is the fulcrum of the residence, an environment of great scenic impact that dialogues with the mezzanine above and with the large porches overlooking the greenery.The villa is spread over three levels, also connected by an internal lift, and offers an extremely functional distribution of spaces. The living area includes an important living area overlooking an outdoor porch of sqm. 55 prepared for a barbeque area and outdoor dining table, furnished and equipped kitchen, dining room and service/laundry rooms.The sleeping area houses three bedrooms, wardrobe, two bathrooms and a large outdoor terrace, covered and beamed of 15 square meters, ideal as a summer living room.The basement houses a spacious tavern, cellars, hobby rooms and warehouse, ideal for those who want spaces dedicated to leisure and domestic organization.An element of particular added value is the presence of an independent management unit, perfect as a professional studio, private office or space dedicated to representative activities.Built in 2013 with particular attention to energy efficiency and construction quality, the property has thermal insulation, underfloor heating, 10 kW photovoltaic system, solar panels for the production of domestic hot water, air conditioning system operating on the ground floor and prepared on the first floor, volumetric and perimeter alarm system, internal lift, painted wooden windows and fine elm finishes, marble and porcelain stoneware; Gabled roof with coat insulation finished in marmorino.Energy class B with Epi 54.79 kWh / sqm.With a commercial area of about 555 square meters, the residence is located in an exclusive and reserved context, characterized by large green spaces and the possibility of creating a private swimming pool, making this property a unique solution for those seeking prestige, privacy and living quality at the highest levels.An exclusive residence, designed for those who consider the home an authentic lifestyle.For information and visits on this villa for sale in our exclusive, call 0422.412819 with Rif. I/LC533 or view our website www.impresaimmobiliare.com

Municipality of Vazzola, Tezze di Piave - Conegliano V.to, important real estate complex for sale consisting of a historic villa with annexes, park, barchesse and accessories. We are republishing the advert after having agreed on a significant price reduction in exchange for a more suitable mapping of the entire property. As you may recall, the land registers of the Conegliano area already contain traces of the ancient municipality of Vazzola, which dates back to 1518. Therefore, what better cradle could we use to lay the foundations for this prestigious and well-lived villa, which we are now privileged to offer on the real estate market with a new look and at a new, attractive price? The ancient residence is located in Borgo Malanotte and can be considered a true open-air museum, an oasis of peace in the lush and fertile countryside of the Piave plain. The village takes its name from an ancient family of wealthy wool merchants, the Malanottis, originally from Val di Sole in Trentino. Describing this piece of history, whose ancient stones bear the date 1654, is no easy task. Many books recount its origins and centuries-long epic story. The current owners are certainly also tied to the long life of this village, unique in our entire province. The Borgo is the place and emblem of the social aggregation that makes this important and valuable property always alive. The entire hamlet is made up of various buildings including the farmhouse with sleeping area on the first floor, a small apartment, the old icehouse, the guest area and the turret, an office, an important master's residence, some warehouses and in the central body the majestic Villa, certainly the piece of honour of the entire complex. Let's now try to divide the spaces into macro areas, leaving aside the pieces surrounding the property: The main residence, that is, the noble part and of particular architectural prestige, can be contained in approximately 600 m2. Fattoria (so called by the owners to recall its ancient intended use) approximately 700 m2 (on 3 floors); rooms adjacent to the secondary entrance (117 m2); guest wing with tower (approximately 230 m2); Consecrated and private chapel of approximately 80 m2. We still find rooms equipped for convivial gatherings, the former stables, the former stable where it is possible to create a scenic loft of comfortable double height dimensions. Other accessory rooms. Obviously the large garden of over 11,000 m2, part of which we can immediately savour as we cross the main gate where, among the centuries-old trees, the splendid façade of our villa appears, always kissed by the sun (even when it rains because light is its prerogative). Finally, as in the most important and noble homes, a place of worship (small church), still consecrated today, as mentioned above. As you read on, you'll have the pleasure of admiring some photos of the interiors, whose generous spaces reveal the precious maintenance work that each owner, as well as the current owners, has contributed to over the centuries. We'd almost say the property is primarily preserved, but also restored and renovated. We must think not of the Venetian Villas, all characterised by the same Palladian matrix, but of a noble residence that with its outbuildings created a self-sufficient and ever-living small ancient world. To spark our reader's interest, we can certainly say that it could become the home of a large family, where two or more generations live together, each in their own space in absolute privacy. A place where parents, children, grandparents, grandchildren, and friends can gather to spend one or more days in the harmony of simple and genuine things, in order to recapture and allow new generations to experience the flavors and aromas of our ancient traditions. Reflecting on the opportunity of this purchase, we could also analyze it from an economic perspective, making some spaces...

.Conceived as an artist’s residence and designed as a true habitable work of art, this property of approximately 400 sqm is arranged over three independent levels, connected by an internal staircase, offering exceptional flexibility within an elegant and inspiring setting. Each level can function independently, while remaining part of a coherent architectural and artistic vision, where light, space and art are in constant dialogue. The ground floor features two bedrooms, one bathroom and an open-plan kitchen with living area, with direct access to the private garden. The first floor offers two bedrooms, one bathroom and a large reception area with open kitchen, ideal for entertaining. The top floor, arranged as a loft-style open space, includes a bedroom, bathroom, open kitchen and a private terrace. Outside, a rare private garden of approximately 350 sqm hosts an independent guest house with bedroom and bathroom, ideal for guests, family or staff. A confidential offering for those who recognize the exceptional.

Murano Fondamenta Cristoforo Parmense portion of villa facing the lagoon. Surrounded on two sides by a private garden overlooking the lagoon, we offer for sale a villa on two levels. The house is composed on the ground floor of four large rooms with laundry and bathroom, on the first floor we find living room, dining room, kitchen, wardrobe, two double bedrooms and two bathrooms. The villa opens on two sides onto the very well-kept exclusive garden of approximately 350 m2 bordering the foundations and the lagoon. The property is in perfect maintenance condition. Wooden window frames with double glazing, air conditioning. Possibility of a mooring place.

This palace was originally built around 1250, passing to several important famiies down the centuries. In a quiet tucked away location, and unusually with two historically important facades, one on a quiet campo and the other over a very picturesque canal, as well as two water gates, it is noted for its important architectural features, built according to the dictates of the late Gothic style. The original palace's flooring dates back to the mid-13th century The two façades are very well proportioned. The front facade features a remarkable four-light window with a projecting balcony and two pairs of single-light windows, both within a dentilled frame. All the windows are lancet-arched with the classic late Gothic floret above. Originally a private residence, the building can operate as a gallery or museum or other mixed/ commercial use, or even return to its original residential use.

Between Venice and Padua, a historic hotel residence on the Brenta Riviera. Between Venice and Padua, the Riviera del Brenta has been home to patrician residences for centuries, set against a backdrop of canals and gardens. Built between the 18th and 19th centuries, this hotel is part of this architectural and heritage tradition. The building, with its balanced proportions, combines historical character and functionality for hotel use. The restoration, carried out with respect for the original architecture, has preserved its coherence while allowing for contemporary use of the spaces. Close to Venice, without suffering from the intensity of its tourist flows, the property benefits from a sought-after environment, in the heart of a region where hospitality has long been part of the landscape. A property designed for the hotel industry, rooted in a region with a long tradition of hospitality.

Unique detached house in a prime location R07280VEVI - This exceptional property is located in one of Venice’s historic palazzi and combines the charm of traditional architecture with spacious living areas and versatile usage options. Its quiet yet exceptionally well-connected location makes it a rare opportunity for anyone who wishes to enjoy the authentic Venetian way of life. Just a few steps from the vaporetto stop, you can easily reach both the famous islands of the lagoon and the beach at Lido di Venezia. At the same time, supermarkets, schools, a hospital, and numerous other amenities for daily needs are in the immediate vicinity. The property features a separate entrance leading to the prestigious second floor. Here you’ll find an approximately 155 m2 apartment whose spacious layout also allows for the creation of two independent living units. This makes the property suitable both as an exclusive residence and as an attractive investment opportunity. An internal staircase leads to the fourth floor, where an open space of approximately 55 m2 offers a wide range of design possibilities—whether as additional bedrooms, a home office, a studio, or a hobby area. A particular highlight is the already planned project to build an altana, the typical Venetian rooftop terrace. It offers a magnificent view over Venice’s distinctive rooftops and creates an exclusive outdoor space for relaxation. The property is complemented by an exquisite chandelier made of genuine Murano glass, which stylishly underscores the elegant character of the home. This is a rare opportunity to acquire a prestigious property in a historic palazzo with great potential and unique Venetian charm. Detached House 1.050.000 € 210 m2 Adria Venice 2 floors Bedrooms: 3 Bathrooms: 3 Kitchen: Eat-In Kitchen Balcony: Yes Terrace: No Garden: No Elevator: No Cellar: / Garage: no Condition: Good Furniture: furnished Heating: independent Energy Certificate: E Availability: immediately Detached House 1.050.000 € Adria Venice 210 m2 2 floors Bedrooms: 3 Bathrooms: 3 Balcony: Yes Terrace: No Garden: No Kitchen: Eat-In Kitchen Cellar: / Garage: no Condition: Good Furniture: furnished Elevator: No Heating: independent Energy Certificate: E Availability: immediately

Private Octagon in the Venice Lagoon In the heart of the Venice Lagoon, just 10 minutes by motorboat from Venice's historic center, we offer for sale a privately owned island of extraordinary allure: an authentic fortified octagon, a direct testament to Venetian military history. The property: The island spans approximately 2,000 sqm of open spaces and 400 sqm of covered spaces. The existing structure, with its strong historical character, offers the possibility of a complete renovation, retaining its current volumes and transforming it into an exclusive private residence, a historical mansion, or a high-level architectural project. A unique opportunity An unparalleled property for its location, history, and potential, ideal for those seeking an iconic and off-market asset, nestled in one of the world's most enchanting settings. Historical notes: The lagoon octagons were constructed at the beginning of the 19th century during the Austro-Hungarian Empire's rule, serving defensive and strategic purposes to protect Venice from sea attacks. These structures, because of their shape and position, still represent today a one-of-a-kind system. The Alberoni Octagon is among the very few existing examples and, even more rarely, is part of the extremely limited private properties in the lagoon.

PORTO CERVO: THREE VILLAS FOR RENOVATION ust 6 kilometers from Porto Cervo, in the locality of Santa Teresina, a package of three villas is for sale, representing an excellent investment opportunity in the heart of Sardinia. Each villa has a living area of about 120-130 m², with large cellars and the possibility of adding additional rooms. The properties are surrounded by about 13,000 m² of land, which offers the possibility of building two swimming pools (of about 60-70 m³ each). The main systems, including electrical, plumbing and air conditioning, are already installed, with the connections for the kitchens already in place. Externally, the villas are completed, while the interiors need renovations, including bathrooms and halls. The connection for the kitchens is already arranged. This property provides total privacy and offers spectacular views, making it ideal for those seeking an investment opportunity in one of Sardinia's most prestigious locations. The total price for the three villas is € 1,500,000. For more information and to arrange a viewing, please do not hesitate to contact us.

PORTO CERVO: THREE VILLAS FOR RENOVATION ust 6 kilometers from Porto Cervo, in the locality of Santa Teresina, a package of three villas is for sale, representing an excellent investment opportunity in the heart of Sardinia. Each villa has a living area of about 120-130 m², with large cellars and the possibility of adding additional rooms. The properties are surrounded by about 13,000 m² of land, which offers the possibility of building two swimming pools (of about 60-70 m³ each). The main systems, including electrical, plumbing and air conditioning, are already installed, with the connections for the kitchens already in place. Externally, the villas are completed, while the interiors need renovations, including bathrooms and halls. The connection for the kitchens is already arranged. This property provides total privacy and offers spectacular views, making it ideal for those seeking an investment opportunity in one of Sardinia's most prestigious locations. The total price for the three villas is € 1,500,000. For more information and to arrange a viewing, please do not hesitate to contact us.

Palazzo Querini is located in the heart of Venice, in the elegant Dorsoduro district, known for the Dorsoduro Museum Mile, where the following museums and foundations are located: Ca' Rezzonico Museum, Gallerie dell'Accademia, Cini Foundation, Peggy Guggenheim Foundation, V-A-C Foundation, Buziol Foundation, Pinault Foundation.The building is in good condition on the ground floor, mezzanine and first noble floor. The second and third floors are to be restored. The main floor is characterized by high ceilings embellished with wooden beams and inlaid perimeter frames, typically Venetian marble terrazzo floors and three-light windows leading to the stone balcony. The building complex consists of two seventeenth-century buildings, six floors above ground with elevator, and is composed as follows:- Ground floor: three shops, various warehouses and entrance hall (approx. 502 sqm)- Mezzanine floor: three apartments and warehouses (approx. 502 sqm)- First floor: offices (about 502 sqm)- Second floor: 1 apartment (approx. 317 sqm)- Third floor: 3 apartments (approx. 317 sqm)- Fourth floor: attics (about 150 sqm)- Small house (approx. 240 sqm)ALTA GAMMA REAL ESTATE is a real estate agency that provides traditional consultancy, estimation and brokerage services in the purchase and sale of residential or commercial units. We try to differentiate ourselves in the way we interact with customers: we have seen over the years that they have almost all become friends and as such followed even after the sale. Our strengths are seriousness, transparency and professionalism. Over time we have created a network useful to the customer: we collaborate with architects, notaries, interior designers, banks, carpenters, plumbers and gallery owners who can make the purchase of the house not only simple but also pleasant.

REAL ESTATE EXCLUSIVITY = SAFE PURCHASEDetached villa with 1,800 m² of private garden, tavern, gym and sauna for sale - Monticella areaIn an exclusive and private residential context, we offer a single villa of 450 m² with a large private garden of 1,800 m², completely renovated with integral intervention and refined attention to detail.The house is mainly on one level: entrance hall, living room with handcrafted fireplace, kitchen with exit to the terrace equipped for outdoor parties.Sleeping area with master bedroom with bathroom and walk-in closet, second bedroom with bathroom and attic with third bedroom, bathroom and study with terrace.In the basement there is a large tavern with underfloor heating, kitchen, bathroom, cellar, laundry room and additional ancillary spaces: gym room, study, safe and sauna with chromotherapy.Outside, flat garden and relaxation area. Double garage of 50 m² plus 4 uncovered parking spaces.FEATURES AND EQUIPMENTUnderfloor heating and coolingDucted dehumidification systemSound diffusion with speakers in every roomThree-layer wooden floorsCustom-made boiserie and refined finishesNautical walnut shuttersGelso marble skirting boardHandcrafted fireplaceWashed gravel outdoor flooringDrainage and protection system of the basement with shaft, sheathing and drainageEnergy class: CWhy this villa is uniquePrestigious residential areaHandcrafted finishes and high-end materialsIndoor and outdoor spaces designed for maximum livabilityPerfect for those looking for privacy without leaving the cityFor more information on this portion of the head with garden in Cimadolmo, contact us at the Real Estate Agency impREsa of Santa Lucia di Piave in Via Distrettuale 142, by calling no. 043823921 and quoting the ref. I/EDC161 or visit the www.impresaimmobiliare.com website

In a quiet corner of Dorsoduro, where the light flows slowly over the honey-colored facades and the air smells of quiet, stands an independent palazzetto that seems to encapsulate the most authentic essence of Venice. Not the crowded and scenic Venice, but the secret one, gathered in the campielli, in the artists' ateliers, in the windows that open onto a city that still lives on as a work of art. Between the Gallerie dell'Accademia and the deep breath of the Grand Canal, the palazzetto stands as an iconic presence, suspended between memory and contemporaneity. A vertical dwelling, articulated on four levels, in which light becomes architecture and matter tells stories. The ground floor, dedicated to the gallery of about 70 square meters, welcomes with a rarefied and meditative atmosphere. Its irregular geometries and variable heights make it a ductile environment, created to host creativity: design showroom, artist atelier, private exhibition hall or place for cultural meetings. It is a space that does not impose, but inspires. Going up, the second floor - 118 sqm of generous proportions - dialogues with the city through windows that frame Venetian glimpses like paintings. Light diffuses naturally, gliding over surfaces and defining a spontaneous elegance, devoid of ostentation. The 119-square-meter second floor amplifies this feeling of balance. The ceilings seem to breathe, the walls preserve the gentle memory of time, and the entire level feels like a suspended place, where history meets the possibility of the present. The more intimate third floor is an 86-square-meter jewel enhanced by two precious terraces. Rare outdoor spaces in the heart of the historic city, from which the morning and sunset light become daily companions. A privileged vantage point on the Venice that is not offered to everyone, but only to those who know how to listen. Next to the gallery, the 18-square-meter private courtyard adds a silent luxury: a domestic micro-garden where the day begins slowly, among stone, light and the distant sound of water. An intimacy that is priceless in Venice. Outside, green shutters and the patina of time tell a natural continuity with the sestiere: the Istrian stone, the warm tones of the neighborhood, the calli that lead to artists' studios and the palaces that skim the Grand Canal. The palazzetto invites us to imagine a restoration of contemporary sensibility, capable of celebrating the original material: natural plaster, wood, stone, art glass, Venetian fabrics. A sophisticated and luminous palette. It is a property of rare iconicity, a dwelling that lends itself to becoming a stage for projects with an international scope. A blank canvas for those who imagine: a private residence with impeccable charm, an artist's atelier, refined boutique hospitality or the exclusive headquarters of a foundation. A precious property that combines independence and harmonious proportions, the privilege of a private courtyard, surprising vertical luminosity and a truly iconic location in the most authentic heart of Venice. Outside, Venice flows slowly. Inside, time seems to suspend itself. This property is an invitation to experience the city not as a mere place, but as a sensory experience: a perfect balance between history and modernity, poetry and design, beauty and vision.

In the heart of Venice’s historic center, in a prime location between Piazza San Marco and the Rialto Bridge, we offer for sale an elegant, fully independent terra-cielo townhouse for hospitality use. The property has been completely renovated and is ready for immediate operation.The building spans approximately 430 m² across four levels: ground floor, first and second floors, plus a livable attic on the third floor. The structure features 9 rooms and 10 bathrooms (including one service bathroom), accommodating up to 23 guests. The layout includes 5 double rooms, 3 triple rooms of around 30 m² each, and a family suite of approximately 50 m².A magnificent reception hall enhances the property, boasting a coffered ceiling with antique wood and original period flooring—ideal for events, breakfast service, or exclusive guest gatherings.The townhouse was fully restored in 2018, with upgrades to the roof, façade, windows, electrical and plumbing systems, bathrooms, new-generation heating and air conditioning, installation of septic tanks, fiber optic internet, and satellite TV. The property holds all necessary permits for hospitality operations.

To see this property is to experience the essence of Venice and its place in history. With connections to the Russian Imperial Court, as well as the literary and cultural life in Europe, hosting among others the French writer Stendhal, and having been preserved and restored to 21st century standards, it is truly a fascinating private home, a Palace whose museum quality original interiors were fully decorated in the third part of the 18th century in the most exalted Venetian Rococo style. After a painstaking and highly praised restoration, the property is immaculate and has received high praise from the Italian Trust of Historical Houses for its stunning condition. Stretching over a series of beautiful original decorated halls in Venetian Rococo style, some of which overlook the canal below, the property extends over four levels and comprises: GROUND FLOOR: A private water jetty, impressive and historic Portego main entrance hall, a staff apartment, some service and technical areas, courtyard, large garden. FIRST FLOOR: The piano nobile comprises a central androne entrance hall, three main salons, dining room,breakfast room, master bedroom, dressing room, master bathroom, guest bedroom or office and bathroom, kitchen, storage room, control room. MEZZANINE FLOOR: two further bedrooms, two bathrooms. TOP FLOOR: An unrestored space comprising living room, kitchen, two bedrooms, wardrobe,bathroom, and three further rooms which could become either additional living space, further guest bedrooms, bathrooms, or studio.

On an unspoiled island in the heart of the Venetian lagoon, an extraordinary historic villa with origins from the 12th century, with a beautiful private park of over 4000mq. Santa Caterina stands at the edge of the island, in a privileged and secluded position, enclosed by ancient stone walls. The main residence offers evocative views of the lagoon and Venice, in a setting of absolute peace and harmony. Located just a few steps from Burano, to which it is connected by a pedestrian bridge, and not far from Torcello and Murano, it is the perfect escapist dream, yet close to everything. The building, once the monastery gardener’s house, is an integral part of a monastic complex dating back to the 12th century. Its origins are documented by historical and cartographic sources from the 18th century, which clearly describe its role within the convent's vegetable garden, along with the presence of the cavana, a typical lagoon structure used for boat storage. The uniqueness of Santa Caterina lies in its history and architecture, a large solid house which could be kept as is or converted into a stunning contemporary villa.

In the hills just 5 minutes from the heart of Conegliano, you will find this elegant countryside residence with a park, caretaker's house, and outbuildings, offering wide views of the surrounding landscape protected by UNESCO for its natural charm. The residence has been fully renovated while maintaining bright rooms and high levels of comfort. From the entrance hall with an open staircase, you step into the main living area featuring a fireplace, a large heated porch with sliding glass doors, a dining room, a kitchen connected to another porch with a fireplace, a sitting room, a bathroom, and a bedroom. On the upper floor, a central hallway serves three double bedrooms, one of which includes a sitting area with a fireplace, a master bathroom, a walk-in closet, and an adjacent study with panoramic views, along with an additional bathroom on the floor. The basement includes a cellar for wines. Among the outbuildings, there is a triple garage and the caretaker's residence. The grounds, with a recreational area and a large hillside olive grove, are completed by a greenhouse and a tool shed with a service driveway. Security systems with video monitoring and protective trees ensure privacy and peace for the property.

Villa of 430 square meters in Neo-Renaissance style with large garden of 800 square meters, terrace and panoramic roof terrace. The property consists of two fractional units on two levels with the possibility of reunification.The first unit on the mezzanine floor consists of a spacious entrance hall, a large living room, with access to a terrace, a dining room, a bathroom with dressing room, a kitchen and a laundry room. Upstairs there are two double bedrooms, two bathrooms, a closet / walk-in closet. The second unit consists of a living room and bedroom, on the upper floor there is a kitchen, a living area and a bathroom. Pertaining to the latter unit on the attic floor we find a large study with exposed beams, a bathroom and access to a splendid panoramic roof terrace.In the rear part of the garden, there is the second portal with driveway and garage€1.980.000,00

In one of the most evocative corners of the village of Asolo, known as 'The City of a Hundred Horizons' for its spectacular views and unique atmosphere, stands this elegant aristocratic townhouse, already fully renovated combining functionality and modern comforts with its original charm. The prestigious facade has been preserved as well as the large windows framing the same enchanting views admired by famous poets and artists linked to the significant history of this townhouse, evidenced by the commemorative inscription on the front. Developed on several levels with reception rooms, lounges, study and well-distributed bright rooms, it has the living area on the first two floors and bedrooms with bathrooms and checkrooms on the upper floors. In addition, an indoor swimming pool, service rooms and spaces designed for sauna on the floors below. From the private garden, patio and panoramic terraces one can admire the boundless beauty of the surrounding landscapes with glimpses of the ancient village and hillocks, from the Rocca to Monte Grappa. Exclusive setting and location preferred by the most distinguished international visitors who choose to stay at the renowned adjacent resort, with Venice well connected only 50 minutes away.