Exciting Italian Development Opportunity in Tuscany which will be of interest to developers, investors, hotel companies. Restored Leopoldina villa – now a boutique hotel with a restaurant, pool, land, gardens plus several buildings which need renovation/restoration.

Tuscan Boutique Hotel Project

On the edge of a town in the Sienese countryside, not far from Montepulciano and Torrita di Siena, a restored Leopoldina villa that is now a boutique hotel. The property (approx. 900 sqm) consists of several buildings: the villa has already been renovated and houses a restaurant and 6 bedrooms, while the annexes, which need to be renovated could bring the total number of bedrooms to 14. The 3,600-sqm garden includes a 14 × 7 m pool, while 3.4 ha of agricultural land would be ideal for the planting of a vineyard.
The property is in an extremely convenient location, with services only a few hundred metres away and the A1 motorway junction less than a kilometre away. From here one can easily reach cities such as Florence, Siena, Cortona, Arezzo and San Gimignano in just over an hour.

The Leopoldina villa has a surface area of 403 sqm – 4,336 sqft with 6 bedrooms and 8 bathrooms and is a masonry building in the typical style of the Sienese countryside. Renovated in 2009, the villa retains all of its typical features, including the beautiful vaulted ceilings on the ground floor and the wooden beams on the upper floors. The external staircase reaches directly the first floor, covering a glazed loggia below.
The ground floor of the building is entirely used as a restaurant, with two generous and bright halls (seating about 40 PAX), guest bathrooms, and a large professional kitchen with a changing room/bathroom area for employees. A large terrace paved in terracotta tiles outside allows the restaurant’s capacity to be increased in summer.
The external staircase leads to the upper floor: upon entering, you find yourself in a spacious central hall that disengages five rooms, all very spacious and with private bathrooms. The four rooms on the short sides of the building also have a spacious roof loft. From the central hall, an internal staircase leads up from the first floor to the panoramic dovecote where a double bedroom with bathroom and garden view has been created.
Underground, at the rear of the villa and reached by a staircase from the forecourt, are the technical rooms (64 sqm – 688 sqft) housing the control rooms for the property’s systems.

The old tobacco barn (294 sqm – 3,163 sqft, up to 6 bedrooms and 6 bathrooms) is a large brick building on the right side of the Leopoldina. Currently registered as a warehouse and agricultural storage on three levels, the structure is in need of complete renovation (including a complete re-roofing) but could be converted into a guesthouse with four independent apartments.

The pigsty (72 sqm – 775 sqft, up to 2 bedrooms and 2 bathrooms), to the left of the villa, is currently used as storage and tool shed and would need structural work. By renovating the building and installing the appropriate facilities, a charming guesthouse could be created.

The former shed (42 sqm – 452 sqft) is recognizable by the remaining perimeter walls: here too, the building could be completely demolished and rebuilt, but would still be used for agricultural purposes. A second shed (26 sqm – 280 sqft) existed next to the tobacconist’s shop: the volume of the building remains available for reconstruction if interested.

The villa is surrounded by approximately 3,200 sqm of mature well-kept garden, dotted with flowers and decorative plants. Behind the villa and slightly downhill on the opposite side are two convenient parking areas for guests.
Approximately 25 m from the Leopoldina is the 14 × 7 m swimming pool with stone solarium, surrounded by hedges that shield it from view. At the edge of the pool, various shady pergolas can be used for relaxing on hot summer days or for outdoor breakfasts and/or dinners.
Leaving the garden, the property has a further 3.4 hectares (8.4 acres) of agricultural land, mainly arable land on a gentle hillside, on which vines could easily be planted if interested in producing a small quantity of wine for private use.

  • TYPE: Leopoldina villa restored to make a boutique hotel plus outbuildings to convert
  • CONDITION: Restored (2009)
  • LOCATION: Hilly, panoramic and close to a town
  • ACCESS: Excellent, paved road
  • MUNICIPALITY: Sinalunga
  • PROVINCE: Siena
  • REGION: Tuscany
  • INTERIORS: 901 square metres (9,694 square feet)
  • BEDROOMS: 6 (up to 14)
  • BATHROOMS: 8 (up to 16)
  • ANNEXES: Several buildings to be restored
  • MAIN FEATURES: Brick walls, loggia, vaulted ceilings, wooden beams with terracotta tiles, original terracotta floors, fireplaces, restaurant, outbuildings to be restored, garden, gravel parking lot, automated gates, swimming pool, agricultural land
  • LAND: 3.7 hectares (9.1 acres)
  • GARDEN: Yes, well maintained
  • SWIMMING POOL: 14 × 7 m
  • ELECTRICITY: Already connected
  • WATER SUPPLY: Mains water
  • TELEPHONE: Already connected
  • ADSL: Yes
  • GAS: Natural gas + heat pump
  • HEATING SYSTEM: Air conditioning + radiators
  • CLOSEST CITIES AND TOWNS Closest services (400m; 2’), Torrita di Siena (8km; 10’), Foiano della Chiana (11km; 15’), Sinalunga (12km; 15’), Montepulciano (17km; 20’), Cortona (21km; 25’), Castiglion Fiorentino (28km; 30’), Cetona (43km; 40’), Arezzo (44km, 40’), Montalcino (45km; 50’), Siena (59km; 50’), Monteriggioni (78km; 1h), Florence (98km; 1h 10’), San Gimignano (101km; 1h 25’)
  • CLOSEST AIRPORTS Perugia San Francesco (71km; 1h), Firenze A. Vespucci (118km; 1h 20’), Grosseto C. Baccarini (128km; 1h 30’), Pisa G. Galilei (179km; 2h), Bologna G. Marconi (200km; 2h 5’), Roma Ciampino (201km; 2h 5’), Roma Fiumicino (215km, 2h 10’)

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