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Contatta Romolini Immobiliare



Umbria - Perugia - Perugia

Tiber Valley, Lake Trasimeno

1.900.000 Euro

  • Interiors: approx. 650 sqm (6,994 sqft)
  • Exteriors: 1.3 ha (3.2 ac)
  • Bedrooms: 9
  • Bathrooms: 10


  • TYPE: villa
  • CONDITION: luxury finishes
  • POSITION: hilly, panoramic
  • ACCESS: excellent
  • EXTERIOR SURFACE: 1.3 ha (3.2 ac)
  • GARDEN: beautiful park on the outside and winter garden, both designed by the landscape architect Pietro Porcinai
  • POOL: 12.5 x 4 m
  • INTERIOR SURFACE: approx. 650 square meters (6,994 square feet)
  • ANNEX: keepers' house and restored tower
  • WATER: mains water + private well
  • ADSL: yes
  • HEATING: radiators, air conditioning
  • GAS: municipal network

FEATURES: winter garden, park, decorative plants, Japanese garden, whirlwind tub in the garden, swimming pool, tennis court, stone walls, wooden beams, original stone fireplace, play room with glass windows, housekeepers’ apartment, terracotta floors, parquet floors, sauna, cantina, Turkish bath with whirlwind, valuable furniture, automated irrigation system connected to a nearby lake, old pool table, table football, tennis table, ping-pong table, prestigious paintings, equipped gym, hi-fi system


In a hilly position not far from Perugia, beautiful luxury villa with garden designed by the landscape architect Pietro Porcinai, winter garden, swimming pool and tennis court. The value of the property is highlighted by the numerous publications which had (and still have) the villa on the front page.

In a quiet and easily reached location, the property grants a quick access to several of the most renowned and appreciated towns of Tuscany and Umbria: the beautiful medieval town of Corciano (4km; 10’), Magione (7km; 15’) where one can find an excellent firing range for sports shooting, the Etruscan Perugia (18km; 25’), Umbertide (30km; 30’), Cortona (36km; 35’), the Franciscan city of Assisi (38km; 40’), Montepulciano (51km; 50’) with its famous wine, the crossbowmen town of Gubbio (51km; 50’), the Roman Città di Castello (52km; 45’), the medieval Todi (59km; 50’) and Spoleto (76km; 1h) and the beautiful Orvieto (91km; 1h 25’) with its cathedral.

Even the Trasimeno Lake, third for extension in Italy, is located short distance away from the property (10km; 10’).

The closest airports to the property are Perugia Sant’Egidio (26km; 25’), Firenze Peretola (156km; 1h 40’), Roma Ciampino (198km; 2h 10’), Roma Fiumicino (213km; 2h 15’) and Pisa Galilei (217km; 2h 15’).


The property is made up of three independent residential units (a 17th-century villa, a watchtower dating back to the Renaissance and the keeper’s apartment) plus a winter garden and a warehouse.


The villa (5 bedrooms and 6 bathrooms) is laid out onto four floors as follows:

- Basement: underground tunnel fitted with technical rooms, garage, laundry and entrance with parking.

- Ground floor: proceeding to the end of the tunnel, with surprise effect and via a staircase, one can enter the ground floor of the villa. Here we have a portico with arches and glasses (a small habitable and heated veranda with direct view over the tower), a living room with fireplace (made up of frames and andirons dating back to the 16th century) decorated with prestigious furnishings and paintings, an ample kitchen, a reading room (library) with precious tools and games (such as a Chinese ivory chess set).

- First floor: through an ample staircase we enter a corridor, filled with beautiful furnishings and paintings, leading to the bedrooms.

- Second floor: double bedroom with panoramic terrace.

The winter garden is heated, with cork-covered walls providing an excellent thermal insulation. Here we have several plants of ficus repens and Mexican vines. The automatic sliding glasses are designed so that during summer it looks like the garden enters the house. From the winter garden, through an elliptical staircase, one can enter the game room (which includes a fully equipped gym and several games such as a pool table, a table football and a ping-pong table), while the pool is provided with dressing room, shower and bathroom. The house is also fitted with a Jacuzzi sauna.


A short distance from the villa there is a restored tower (2 bedrooms and 1 bathroom) laid out onto three floors:

- Ground floor: kitchen and living room with fireplace and BBQ;

- First floor: double bedroom with bathroom;

- Second floor: twin bedroom with bathroom, panoramic terrace.


The housekeepers’ apartment (2 bedrooms and 1 bathroom) is located along the underground tunnel granting access to several buildings of the property. The apartment is made up of a living room (with dining room included), a kitchen, a double bedroom, a twin bedroom and a bathroom. The apartment, other than the artificial light, can be lighted thanks to the round skylight on the ceiling.


Next to the keepers’ house there are several service rooms including a bathroom, a laundry with ironing room and a garage. The tunnel granting access to the villa is built with a masonry structure and terracotta floors (opus spicatum).


The buildings have been carefully restored. The tower, in particular, dates back to the late Renaissance and is entirely covered in wild grape (Ampelopsis glandulosa brevipendiculata) and blends in with the garden and the trees of the property. The floors are covered in terracotta (opus spicatum) and the ceilings are supported by wooden beams.

The villa, conversely, is in a central position and is a stone building dating back to the 18th century finely restored and covered in jasmine and rambling roses. Te building boasts terracotta floors (opus spicatum) in the kitchen and living room on the ground floor, parquet in the night zone on the first and second floors and carpets in the reading room. Ceilings are supported by ancient wooden beams..

The property is further enriched by luxury furniture and finishes which are worth seeing and appreciating.


“Our survival is linked to the landscape’s. We must work so that the new landscapes will go back being shaped like the ones of the old Florence, the old Venice and the old Siena. The landscape is always mirror of the quality of social order and a society which doesn’t respect nature doesn’t respect humanity either”.

Pietro Porcinai, I giardini di Pietro Porcinai in Umbria, 2014


“The art of garden […] is no longer limited to the simple private or public garden of the city, but embraces the territory of the entire Nation, with new social and spiritual functions […]. Nature has to be followed and understood in its aspects and manifestations which transcend our comprehension and cannot be explained by science: that’s the only way, with our faith and love, human action will reach perfection without contrasts and in absolute harmony”.

Pietro Porcinai, Discorso all’Accademia dei Georgofili, 1942


Gem of the property is the beautiful garden, still visible in the original shape the landscape architect Pietro Porcinai (1910 – 1986) gave it following the idea of harmony between landscape and architecture.

All the elements (equipment, pool and even furniture) are still in the same position established in the original project.

The different “settings” visible are a trick used by Porcinai to make the spectators believe they see multiple gardens in a single context.

From a side, a garden rise on a slight slope towards the villa and is decorated by bushes and trees typical of Tuscan scrub mixed with fruit trees and olives. In particular, the entrance to property is embellished by trees hiding the underground tunnel while the rest of the garden hosts several examples of Prunus amygdalus georgica, Prunus persica ‘Alba’, Prunus pollardii, Prunus armeniaca vulgaris, Prunus rubra, Prunus pendula, Prunus persica subhirtella, Zizyphus sativus, Sophora japonica, Salix contorta, Rhus typhina laciniata, Quercus ilex, Olea europea (the classical European olive tree), Paulownia imperialis, Liriodendron tulipifera, Gleditsia triacanthos, Celtis australis, Cupressus sempervirens, Arbutus unedo and Albizia julibrissin. Among bushes we find Buddleia ‘Royal Red’, Buddleia ‘Empire Blue’, Calycantus floridus, Clerodendrum, Eleagnus ebbingei, Eleagnus reflexa, Forsythia intermedia, Laurus nobilis, Mirus communis tarentina, Nerium oleander, Perovskia abrotanoides, Spiraea prunifolia plena, Syringa vulgaris, Tamarix gallica and Teucrium.

Decorative plants include Aquilegia, Althea rosea, Ceratostigma wilmottianum, Cineraria maritima, Heliantemum, Hibiscus, Jasminum nudiflorum, Iberis semperflorens, Knifofia uvaria and Plumbago larpentae. Finally, there are even several variesties of bamboo plants: Bambusa aurea, Bambusa nana ‘Kumasasa’, Bambusa nana ‘Variegata’ and Bambusa mitis palmata.

The garden hosts some beautiful terracotta pots dating back to the 19th century, located along the pathways, and several wrought-iron sculptures. The furnishings scattered throughout the park are high-quality too. Multiple lemon and grapefruit are scattered throughout the park and are sheltered during winter in the indoor garden. The property is equipped with modern tools for the care of the garden, including a lawnmower (tractor). The lighting system in the garden was designed by Porcinai himself to give the garden a unique atmosphere even at night.

The garden also hosts a beautiful outdoor Jacuzzi tub.

On the backside of the villa there is a beautiful winter garden with wooden frame and sliding glass walls hosting uncommon and exotic plants. This covered garden, intimate and discreet, can be heated during summer to grant the survival of the plants. A 12.5 x 4 m pool is located half inside the greenhouse and half on the outside so that it can be used also during winter.

A Japanese garden departs from the greenhouse and then expands over the garden with its numerous water-plants: Nymphaea odorata ‘Exquisita’, Nymphaea rustica ‘Pink opal’, Nymphaea rustica ‘Indiana’, Nymphaea ‘Judge Hitchcock’, Nimpheae ‘Sunrise’, Nymphaea comanche, Nymphaea atropurpurea, Nymphaea ‘Kiss of Fire’, Iris sibirica, Iris kaempferi, Cyperus papyrus, Cyperus alternifolius, Nelumbium nucifera, Pontederia cordata, Scirpus zebrinus and Colocasia antiquorum. A hi-fi system pipes music all over the winter garden and the pool area.

The main concern with Porcinai when building the garden was the water supply. The problem was solved obtaining the rights of exploitation for a nearby small pond (1 km). Systems for water transportation are all high-quality and recently revised.

The tennis court (with synthetic surface) is located on the lower level of the garden, surrounded by a tall hedge and reached via a walkway decorated with terracotta pots. The park is crisscrossed by a barely visible stone walkway that doesn’t alter the looking of the garden.

The two accesses to the villa are closes by automatic gates and fitted with automatic lighting.


The property is currently used as an accommodation business. The owners live in the tower, while the villa is rented out. The beautiful park is a valuable bonus which attracts tourists from all over Europe. It is of course possible to keep the business going or simply convert the property back to a private residence.

If one decides to keep on going with the hosting business, it is important to know that the tower is provided with private access which would allow the owners to maintain their privacy even when guests are hosted in the villa.


Corciano (4km; 10’), Magione (7km; 15’), Perugia (18km; 25’), Umbertide (30km; 30’), Cortona (36km; 35’), Assisi (38km; 40’), Montpulciano (51km; 50’), Gubbio (51km; 50’), Città di Castello (52km; 45’), Todi (59km; 50’), Spoleto (76km; 1h), Orvieto (91km; 1h 25’)


Perugia Sant’Egidio (26km; 25’), Firenze Peretola (156km; 1h 40’), Roma Ciampino (198km; 2h 10’), Roma Fiumicino (213km; 2h 15’), Pisa Galilei (217km; 2h 15’)


Are you interested in this property?


Ref. 1603 / Villa Margaret


Perugia - Umbria

Prezzo: 1.900.000 Euro

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