Schloss Calanchi · Vit333

A 17th-century castle with a 14th-century hermitage and chapel; approved plans for a 25-room boutique hotel, 3,000 olive trees and views over Civita di Bagnoregio, in the Tuscia region of Lazio
Ref. VIT333
In the heart of Tuscia, some 90 km north of Rome, a promontory overlooks one of Italy’s most unique landscapes: the Valle dei Calanchi, with its wind-sculpted clay ridges and, perched on its tuff cliff, the solitary silhouette of Civita di Bagnoregio. Here, where the sunset’s light bathes the valley walls in pink, stands a historic complex where seven centuries have layered upon one another without erasing each other, set within a landscape that has remained almost untouched.
The avenue and the park
You arrive by walking along a long avenue of cypress trees, which draws the eye and slows your pace before the complex comes into view, nestled within a park of pine and holm oak trees. In the shade of those trees, the silence is broken only by the wind rising from the valley, and one has the sensation of entering a place that has always lived according to its own rhythm.
Three eras, one place
The historic centre consists of three buildings that interact with one another. The 17th-century castle forms the main body of the complex, with the imposing scale and presence characteristic of the ancient fortified residences of Tuscia. Next to it, the 14th-century hermitage harbours a more ancient and intimate history – that of those who chose this ridge for its tranquillity – and is an extremely rare feature within a private estate. The ensemble is completed by the 14th-century chapel, contemporary with the hermitage, which imbues the place with a spiritual depth perceptible in every stone. The buildings within the historic complex underwent structural stabilisation in 1986 and, together with the basement and a 56-square-metre terrace overlooking the landscape, cover a total area of 1,384 square metres. In 2000, two further buildings were added: a 110-square-metre villa and a 188-square-metre building intended as a restaurant, bringing the total floor area to 1,682 square metres.
The land
The 19 hectares of land form a varied landscape around the buildings: olive groves with around 3,000 trees, which in autumn evoke the ancient rhythm of the harvest, and wooded areas sloping down towards the valley. A private spring ensures the estate’s water self-sufficiency, a tangible asset in a countryside where water has always shaped local life.
A project already in the pipeline
The property has an approved plan for the construction of a retreat and boutique hotel with around 25 rooms, designed for boutique hospitality, events and weddings. Preparatory work for the renovation has already been carried out, meaning that anyone choosing to proceed will be starting from a point where the planning permission process has been finalised and construction work has already begun. Upon request, it is possible to take over a long-term lease agreement with a German hotel operator, with rental income commencing immediately upon purchase. A technical, town planning and land registry due diligence report is available for interested parties.
Tuscia and Rome
The main amenities are located approximately 2.5 km away. Civita di Bagnoregio, Lake Bolsena, Orvieto and the Etruscan villages of Tuscia are a short distance away, whilst Rome can be reached in about an hour and a half by road. Rome Ciampino Airport is approximately 100 km away, and Rome Fiumicino Airport is approximately 120 km away.