Luxury Italian estate for sale in Umbria near Tuscany. Restored villa with guesthouses, pools, tennis court, olive grove and 45 acres of land. Turnkey luxury Italian real estate.

Luxury Italian Estate for Sale in Umbria | Panoramic Property with Guesthouses

This luxury Italian estate for sale is located in the Niccone Valley, close to the border between Umbria and Tuscany, in the municipality of Lisciano Niccone. Set on 18.2 hectares (45 acres) of private land, the estate offers panoramic open views and a high level of privacy, while remaining within easy reach of Cortona and Lake Trasimeno. The property is located near the internationally renowned Reschio Estate, one of the most sought-after residential areas in central Italy.

The estate has been fully restored with luxury finishes following a four-year renovation programme overseen by the current owner and local craftsmen. Traditional Umbrian construction methods have been preserved, with stone and brick walls, vaulted ceilings, wooden beams, travertine floors, and original fireplaces, combined with modern systems, including underfloor heating, air conditioning, double-glazed windows, and a comprehensive security system. The result is a turnkey luxury Italian real estate property suitable for immediate private or hospitality use.

Access is via a 500-metre unpaved road, with two independent entrances and electric gates. Despite its private setting, the estate is conveniently located near services and key towns in Umbria and Tuscany. The property is maintained year-round by dedicated staff, and the sale includes farm machinery and most outdoor furnishings, allowing for a smooth transition of ownership.

The main villa offers approximately 470 square metres (5,057 sq ft) over three levels, with two bedrooms and four bathrooms. The ground floor includes a vaulted entrance hall, a living room with a fireplace, a study, a guest bathroom, and a large kitchen-dining area equipped with Wolf and Sub-Zero appliances. Direct access leads to a covered panoramic terrace used for outdoor dining. Upper levels include a guest suite with a private terrace and a master suite located in the tower, complete with a walk-in wardrobe and travertine-clad bathroom. The lower level comprises a gym with Turkish bath, wine cellar, laundry, technical rooms and storage, and a direct underground passage leading to the main swimming pool.

A separate two-storey guesthouse of approximately 90 square metres (968 sq ft) provides two independent guest suites, each with private access. A second stone farmhouse of around 382 square metres (4,110 sq ft) includes three en-suite bedrooms, an open-plan living and dining area, a laundry room and an underground garage. This building also features a private rooftop terrace with a 6 × 6 metre swimming pool, creating a self-contained guest residence.

The estate also includes a newly built agricultural building of approximately 220 square metres (2,367 sq ft), suitable for staff accommodation or estate management use, with studios, kitchen, bathrooms and workshop areas.

Externally, the land extends across 18.2 hectares with established gardens, landscaped terraces and approximately 300 productive olive trees. Water supply is ensured through mains water and four private wells and a artificial lake. Outdoor amenities include two swimming pools, a professional synthetic tennis court, panoramic pergolas, an underground garage and fully irrigated gardens. Utilities include electricity, LPG, ADSL internet, and a modern heating and cooling system. The property holds an energy rating of E.

This is a rare opportunity to acquire a fully restored luxury Italian estate in one of the most exclusive rural areas of central Italy, suitable as a private residence, family compound or high-end hospitality investment.

• TYPE: Luxury Italian estate with guest accommodation, pool, tennis court, gardens, land, olive trees
• CONDITION: Restored with luxury finishes
• LOCATION: Hilly, panoramic
• ACCESS: Unpaved road (500 m)
• MUNICIPALITY: Lisciano Niccone
• PROVINCE: Perugia
• REGION: Umbria
• INTERIORS: 1,162 square metres (12,502 square feet)
• TOTAL ROOMS: 30
• BEDROOMS: 7
• BATHROOMS: 11
• ANNEXES: Guesthouses, agricultural building
• MAIN FEATURES: Stone and brick walls, vaulted ceilings, wooden beams, travertine flooring, marble bathrooms, original fireplaces, double-glazing fixtures, security system, panoramic pergolas, underground garage, swimming pools, garden, fruit trees, tennis court, olive trees
• EXTERIOR: 18.2 hectares (45.0 acres)
• OLIVE GROVE: 300 trees
• GARDEN: Yes, established and well-maintained
• SWIMMING POOLS: 17 × 7 m | 6 × 6 m
• ELECTRICITY: Already connected
• WATER SUPPLY: Mains water + private wells (4)
• TELEPHONE: Already connected
• ADSL: Yes
• GAS: LPG
• ENERGY CERTIFICATE: E (EPgl, nren = 206.23 kWh/m2year)
• HEATING SYSTEM: Underfloor + air conditioning
• CLOSEST CITIES AND TOWNS Town with services (3km; 5’), Tuoro sul Trasimeno (15km; 20’), Umbertide (19km; 20’), Cortona (23km; 25’), Castiglion Fiorentino (34km; 40’), Città di Castello (36km; 30’), Perugia (41km; 50’), Arezzo (51km; 1h), Montepulciano (58km; 1h), Pienza (64km; 1h 10’), Montalcino (85km; 1h 30’), Siena (93km; 1h 20’), Florence (143km; 2h)
• CLOSEST AIRPORTS Perugia San Francesco (51km; 45’), Ancona R. Sanzio (153km; 1h 50’), Firenze A. Vespucci (154km; 1h 55’), Pisa G. Galilei (214km; 2h 35’), Bologna G. Marconi (224km; 2h 45’), Roma Ciampino (236km; 2h 45’), Roma Fiumicino (250km; 2h 40’)

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