Casa DI Campagna Storica Con Appartamento Per Gli Ospiti, Piscina E Potenziale DI Sviluppo In Una Posizione Collinare Privilegiata

Set in the charming ‘Niccone Valley’, nestled amongst the rolling hills between Lisciano Niccone and the renowned Reschio resort, lies this characterful natural stone property with a swimming pool and stunning panoramic views. Although it officially belongs to the municipality of Cortona, it is situated in a particularly peaceful, private and natural setting far from the hustle and bustle, surrounded by unspoilt countryside between the upper Tiber Valley near Umbertide and the hills rising above Cortona and Lake Trasimeno.

The property covers a total area of approximately 323 m² and impresses with its authentic, traditional construction featuring exposed natural stone masonry, terracotta tiles, timber-beamed ceilings and characteristic floor tiles. The typical architecture preserves the distinctive character of a historic farmhouse and blends harmoniously into the surrounding Mediterranean vegetation.
The house is currently divided into two separate residential units, offering a high degree of flexibility. It is ideal both as a spacious family home and for entertaining friends and guests.

The main residential unit features three to four bedrooms on the upper floor – depending on requirements and use – with one bathroom per level, as well as spacious living, kitchen and lounge areas with a fireplace on the ground floor, which emphasise the rustic character of the house. The living area forms the heart of the country house, characterised by a brick-built round arch and direct access to two terraces (one of which has a barbecue area). The ground floor also houses several storage and utility rooms, which likewise offer direct access to the property’s outdoor areas. The upper floor can be reached via both an internal staircase and a distinctive external staircase.

The separate guest flat on the upper floor features a living area with a fireplace, a kitchenette, a bathroom and two sleeping areas in the attic, thus offering a private retreat for friends or family. With its exposed timber structures, it beautifully highlights the charming character of the house.

Thanks to the property’s elevated south-facing position, it offers sweeping, unobstructed views over the surrounding hills and woods – a setting of exceptional tranquillity and beauty that needs to be carefully carved out of the lush vegetation that has grown over the years and restored to its former glory. The numerous outdoor areas and terraces invite you to enjoy the great outdoors to the full. The existing swimming pool perfectly complements the property’s potential, but, like the entire pool system, requires a comprehensive refurbishment. The country house itself is also in need of restoration, yet offers the rare opportunity to enhance and reinterpret an authentic Tuscan country house according to your own vision.

The grounds feature a number of well-bearing fruit trees of various varieties, as well as olive trees for producing your own olive oil. The pump and equipment for the on-site well were completely replaced in 2025.

This is a property with plenty of character, privacy and potential for development in a sought-after location between Cortona, Lake Trasimeno and the exclusive retreats of Umbria – ideal for lovers of authentic Italy. The ‘Niccone Valley’ stretches as a long, lush corridor from north-east to south-west between the upper Tiber Valley near Umbertide and the hills above Cortona and Lake Trasimeno.

Distances: bar/restaurant 3 km, Mercatale (various amenities) 4 km, Reschio Castle 5 km, Lisciano Niccone 5 km, Lake Trasimeno and Umbertide 19 km, Cortona 23 km, Perugia 35 km, Arezzo 50 km, Florence 131 km. Airports: Perugia 51 km, Florence and Ancona 154 km, Rome Fiumicino 251 km.

Equipped with: Electricity, own well water, central heating, fireplace, gas tank, broadband internet access, satellite-TV, swimming pool, terrace, olive grove, garden.

G total energy performance: >175 kWh/m²*a

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

Property M4258