Historic Agriturismo estate near Todi in Umbria with 12+ bedrooms, a dedicated wellness centre, restaurant facilities, swimming pool and 8.4 hectares of gardens and agricultural land. The property also includes substantial agricultural buildings with redevelopment potential, subject to planning approval.

Umbria Italy Property – Historic Agriturismo Estate near Todi

This substantial historic estate is for sale just 4 km from the centre of Todi in Umbria, with views towards the medieval town and across the surrounding countryside. Currently operated as an Agriturismo, the property combines guest accommodation, restaurant facilities, a dedicated wellness centre, a swimming pool and approximately 8.4 hectares of private land.

With approximately 3,019 m² (32,484 ft²) of buildings in total, this Umbria, Italy property also includes two large agricultural buildings that offer potential for redevelopment, subject to planning permission from the Municipality of Todi. The combination of existing hospitality accommodation and additional building space makes the estate suitable for buyers seeking an established Agriturismo, a large historic estate in Umbria, or a property with scope for additional accommodation.

The estate occupies an elevated position approximately 10 minutes from Todi. The E45 road is about 3 km away, providing convenient connections to Perugia, Terni, and Rome. Perugia San Francesco d’Assisi Airport is approximately 42 km away, while Rome is about 120 km from the property.

The surrounding area is part of central Umbria’s established wine and agricultural landscape, associated with grape varieties including Sagrantino and Grechetto. Montefalco, Bevagna, Assisi, Spoleto, Orvieto and Perugia are all within practical driving distance.

Main Historic Farmhouse

The principal farmhouse measures approximately 528 m² (5,681 ft²) and provides nine bedrooms and twelve bathrooms over three levels.
The lower floor is arranged for hospitality and restaurant use, with two large dining rooms, a cellar, three bathrooms and a changing room. The professional kitchen serving these areas is located on the ground floor.
The upper floors contain five independent apartments. The first apartment has a living room with kitchen and two bedrooms, each with an en-suite bathroom. The second has a living room with kitchen, two bedrooms and two bathrooms. The third provides a living room, kitchen and two bedrooms with private bathrooms. The fourth has a living room with kitchen, two bedrooms and two bathrooms, while the fifth has a living room with kitchen, one bedroom and one bathroom.
This arrangement gives the estate considerable flexibility, allowing individual accommodation units to operate independently while remaining part of the wider hospitality complex.

Guest Dependence

Immediately beside the main farmhouse is a separate dependence of approximately 66 m² (710 ft²). Arranged entirely on one floor, it contains three guest bedrooms, each with its own en-suite bathroom.
Across the farmhouse and dependence, the established accommodation provides at least 12 bedrooms and 15 bathrooms, with additional bathrooms in the hospitality and wellness areas bringing the estate total to more than 19.

Wellness Centre

A purpose-built wellness centre of approximately 325 m² (3,497 ft²) forms a significant part of the hospitality facilities.
Designed in a style consistent with traditional Umbrian rural architecture, the building contains a Jacuzzi and hydromassage area, Turkish bath, Finnish sauna, three emotional showers and a relaxation room.
It also includes a gym, massage room, two changing rooms, four bathrooms, and a large multipurpose room currently suitable for recreation or games.
The wellness building provides facilities that would be difficult to reproduce within many traditional historic estates and complements the existing Agriturismo accommodation and restaurant areas.

Development and Conversion Potential

The sale includes two substantial agricultural buildings. They measure approximately 1,250 m² (13,450 ft²) and 850 m² (9,146 ft²), giving a combined area of around 2,100 m².
Current planning regulations may allow conversion of these buildings to accommodation use, subject to preparing an appropriate project and obtaining approval from the Municipality of Todi.
Part of the agricultural floor area may also be converted to residential use, up to a maximum of 200 m², subject to applicable location and planning requirements. The possibility of demolition and reconstruction elsewhere within the permitted distance is also possible.
A buyer and their appointed architect or planning professional should independently verify these possibilities before purchase, as all redevelopment remains subject to municipal approval.

History of the Estate

Documentary records confirm the property’s existence by the 15th century, although archaeological evidence discovered during restoration indicates significantly earlier origins.
Items uncovered during the works included a bronze coin depicting Caesar Augustus, mosaic fragments, worked travertine stone and substantial stone and brick arches. Locally, the remains incorporated into the foundations have been associated with the former “Palazzo di Traiano”, described as a Roman villa.
The estate later passed to the nuns of the historic Lucrezie order. A notarial document dated 1699 records their occupation, and they remained associated with the property until at least 1747.
A small internal church dedicated to Saint John once contained a fresco of the Virgin Enthroned with the Child. The artwork was subsequently moved to a chapel in a nearby parish church.
The complex was later adapted for agricultural use as a traditional Umbrian farmhouse.

Restoration and Traditional Architecture

The present owners began a major restoration programme in 1999. The buildings have been well maintained while retaining many materials associated with traditional Umbrian architecture.
Stone and brick walls, timber beams, terracotta floors and ceilings, solid wood doors and wooden window frames are used throughout the estate.
Modern services include mains electricity supported by a 37 kW photovoltaic system, mains water, a private well, GPL gas, telephone and internet connections. Heating is provided by radiators, with air conditioning also installed.
The property has an Energy Performance Certificate rating of D, with EPgl,nren as 105.00 kWh/m² per year.

Pool, Gardens and 8.4 Hectares of Land

The estate stands within approximately 8.4 hectares (20.7 acres) of private grounds.
The established gardens surround the main buildings and include a panoramic swimming pool measuring approximately 16 × 7 metres. A sun terrace of around 300 m² surrounds the pool.
The remaining land includes a small olive grove, arable land and woodland, giving the estate a combination of landscaped and agricultural areas.
From its hillside position, the property has open views across the Umbrian countryside towards the historic centre of Todi.

Location near Todi, Umbria

Todi is approximately 4 km from the estate and can normally be reached in around 10 minutes. Other destinations include Massa Martana at 23 km, Acquasparta at 27 km, Orvieto at 40 km, Spoleto at 43 km, Terni at 45 km and Perugia at 48 km.
Montefalco is around 50 km away, Bevagna 55 km, Assisi and Spello approximately 60 km and Lake Trasimeno around 60–75 km depending on the destination.
Rome is approximately 120 km away, while Florence is around 175 km from the estate.
Perugia San Francesco d’Assisi Airport is approximately 42 km away. Rome Ciampino is around 145 km, Rome Fiumicino is 165 km and Florence Airport is approximately 180 km.

For buyers seeking an Agriturismo for sale in Umbria, a historic estate near Todi or a large hospitality property with a wellness centre and further development potential, this estate offers an unusual combination of established accommodation, extensive buildings and agricultural land.

• TYPE: Historic estate with Agriturismo and wellness centre, dependence, further buildings with development potential, pool, gardens, land, olive grove.
• CONDITION: Restored
• LOCATION: Hilly, panoramic
• ACCESS: Unpaved road (650 m)
• MUNICIPALITY: Todi – map
• PROVINCE: Perugia
• REGION: Umbria
• INTERIORS: 3,019 square meters (32,484 square feet)
• TOTAL ROOMS: 35+
• BEDROOMS: 12+
• BATHROOMS: 19+
• ANNEXES: Dependence, wellness centre, agricultural shed
• MAIN FEATURES: Stone and brick walls, wooden beams, terracotta floors, alarm system, wooden fixtures, porches, wellness centre, agricultural land, swimming pool, garden, views of Todi’s historical centre, development potential
• EXTERIOR: 8.4 hectares (20.7 acres)
• GARDEN: Yes, established and well maintained
• SWIMMING POOL: 16 × 7 m
• ELECTRICITY: Already connected + photovoltaic system (37 kW)
• WATER SUPPLY: Mains water + private well
• TELEPHONE: Already connected
• INTERNET: Yes
• GAS: GPL
• ENERGY CERTIFICATE: D (EPgl, nren = 105.00 kWh/m2year)
• HEATING SYSTEM: Radiators + air conditioning
• CLOSEST CITIES AND TOWNS Todi (4 km; 10’), Massa Martana (23 km; 25’), Acquasparta (27 km; 25’), Orvieto (40 km; 40’), Spoleto (43 km; 45’), Terni (45 km; 40’), Perugia (48 km; 45’), Narni (48 km; 45’), Montefalco (50 km; 50’), Bevagna (55 km; 55’), Assisi (60 km; 55’), Amelia (55 km; 50’), Spello (60 km; 1h), Magione (61 km; 1h), Passignano sul Trasimeno (74 km; 1h 10’), Gubbio (85 km; 1h 20’), Viterbo (90 km; 1h 20’), Rieti (95 km; 1h 25’), Cortona (105 km; 1h 30’), Arezzo (110 km; 1h 35’), Pienza (115 km; 1h 40’), Siena (125 km; 1h 45’), Montepulciano (125 km; 1h 45’), Florence (175 km; 2h 10’), Rome (120 km; 1h 30’)
• CLOSEST AIRPORTS Perugia San Francesco (42 km; 40’), Roma Ciampino (145 km; 1h 40’), Roma Fiumicino (165 km; 1h 50’), Firenze A. Vespucci (180 km; 2h 15’), Ancona R. Sanzio (175 km; 2h 20’), Pisa G. Galilei (225 km; 2h 45’), Bologna G. Marconi (235 km; 2h 40’)

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