A1 Rated Country House With Outbuilding And Small Vineyard, Just 50 Km From Rome

Set in the unspoilt countryside north of Rome, this elegant country estate combines contemporary comfort and refined craftsmanship with the timeless charm of the Italian landscape. Surrounded by rolling hills and bordering a regional nature reserve, the property offers ample privacy and open views while remaining within easy reach of Rome, the Tyrrhenian coast, and Lake Bracciano.

Completed in 2013, the 350 m² villa has been constructed to modern standards using reinforced concrete and advanced insulation techniques, resulting in an A1 energy rating. The high-quality finishes are evident throughout, including exposed wooden roof beams, Gres Porcellanato floors, handcrafted Vietri ceramic tiles in an Amalfi style, natural stone worktops, solid wooden doors, and wooden window frames with argon-filled double glazing. Contributing to both comfort and efficiency are underfloor heating powered by a heat pump, a 5 kW photovoltaic system, a perimetric infrared alarm system and an automatic irrigation system, while external security grilles provide additional peace of mind.

The ground floor offers generous, light-filled interiors designed for everyday living and entertaining. A spacious reception room with a fireplace opens naturally onto a separate dining area, and large windows frame the surrounding countryside, flooding the spaces with natural light. The modern kitchen, complete with a dining and sitting area, forms the heart of the home. The master bedroom features a dressing room and an en-suite bathroom with a walk-in shower. There is also a second bedroom that could serve as a study or hobby room and an additional shower room. Adjacent to the kitchen are a practical laundry room and an additional service room (which could be used as extra bedroom) with compact sanitary facilities.
The first floor comprises two further bedrooms, each with their own en-suite bathroom. One of these bedrooms has a walk-in wardrobe and opens onto a south-facing terrace offering an idyllic place to enjoy the sun and panoramic views.
The basement level comprises a spacious garage with a workshop area and an independent 60 m² unit which is currently used as a cantina and for winemaking. This space comprises a fitted kitchen and a bathroom awaiting completion.

A separate 106 m² annexe, located approximately 250 m from the main house and complete with its own terrace, remains to be finished and could be used as a guest house, artist’s studio, leisure area or equestrian facility.

The villa is surrounded by a beautifully maintained 3,000 m² garden with an automatic irrigation system. Two terraces extend the living spaces outdoors: a magnificent, south-facing, 50 m² terrace finished with handcrafted terracotta tiles, which is directly accessible from both the reception room and the kitchen; and a second, covered, 25 m² terrace adjoining the laundry room. The fenced estate extends across 3.1 ha of level agricultural land and includes an olive grove, a six-year-old orchard with 50 fruit and nut trees, a 200-vine Chardonnay, Sauvignon, Malvasia and Merlot vineyard, 13 table grape vines, a biodynamic vegetable garden and a chicken enclosure. The property has the potential to operate as a self-sufficient small farm.

Despite its peaceful, natural setting, the property is in a highly convenient location. The villages of Manziana and Bracciano, which offer shops and everyday amenities, are only a short drive away, and Vatican City can be reached in under an hour. Fiumicino International Airport, the port of Civitavecchia, and rail connections to central Rome are all easily accessible, making this an exceptional opportunity to embrace country living without sacrificing connectivity.

Distances: there is a restaurant at less than 2 km, Manziana 7 km, Bracciano (all amenities including a hospital) 9 km, Cerveteri 16 km, Tyrrhenian beaches 18 km, Civitavecchia 40 km, Rome 50 km. Airports: Rome Fiumicino 51 km, Rome Ciampino 75 km.

Equipped with: Electricity, photovoltaic modules, mains water, own well water, central heating, underfloor heating, fireplace, gas connection, telephone, broadband internet access, automatic gate, alarm system, irrigation system, garage, terrace, vineyard, olive grove, garden.

Energy performance:
Energy source: Electricity, natural gas, biomass (solid)
A1 total energy performance:
66.15 kWh/m²*a from non-renewable energy sources (EPgl,nren)
85.30 kWh/m²*a from renewable energy sources (EPgl,ren)
64.20 kWh/m²*a energy efficiency of the building envelope (EPH,nd)

Buyer’s commission: 3.66% (3% plus 22% VAT) of the purchase price.

Property M4276