Sotto Bramasole, Exceptional Stone Farmhouse To Cortona

Exceptional Stone Farmhouse in the Bramasole Area, Within Walking Distance of Cortona
A Rare Tuscan Retreat in One of Cortona’s Most Coveted Locations

Set in one of the most prestigious and evocative areas surrounding Cortona, this beautifully restored traditional stone farmhouse occupies an exceptional panoramic position in the celebrated Bramasole area, approximately one kilometre from the historic centre and within walking distance of town.

Surrounded by unspoilt Tuscan countryside, yet remarkably close to Cortona, the property is located near Villa Bramasole, the renowned Tuscan residence of author Frances Mayes, whose memoir Under the Tuscan Sun made this enchanting corner of Tuscany famous throughout the world.

The property is reached from the picturesque countryside surrounding Viale Passerini, the historic cypress-lined route connecting Cortona with Torreone. The area is regarded as one of the most scenic and desirable settings around the hill town, combining exceptional views, privacy and immediate proximity to the historic centre.

The Farmhouse

The original stone farmhouse has been carefully and comprehensively restored, preserving the authentic character of traditional Cortonese architecture while providing a comfortable and elegant country residence.

The house is arranged over two levels, with independent access to both floors, a particularly attractive feature that offers flexibility for family life and guests.

The garden level opens directly onto the landscaped grounds and panoramic terrace. It includes a spacious living and dining area with fireplace, kitchen, bedroom, additional sitting or study room and service areas. Large French doors connect the interiors directly with the garden, creating a natural flow between indoor and outdoor living.

The upper floor includes a charming glazed panoramic veranda, an additional sitting room with fireplace and further bedrooms.

In its current configuration, the property offers approximately four bedrooms and four bathrooms, together with a kitchen, dining area, main living room, two sitting/reception rooms and several versatile spaces suitable for guests, study or relaxation.

According to the technical documentation, the principal residence provides approximately 178.5 sqm of usable internal floor area, comprising around 85 sqm on the garden level and 93.5 sqm on the upper level.

Panoramic Outdoor Living

One of the property’s outstanding features is the beautiful outdoor space immediately in front of the house.

A generous stone terrace overlooks the valley and surrounding hills, creating an extraordinary setting for outdoor dining, entertaining or simply enjoying the Tuscan landscape.

The gardens blend naturally into the countryside, with olive trees, fruit trees, mature vegetation and traditional terraced land, offering privacy without sacrificing the property’s remarkable views.

Approximately two hectares of private land surround the residence, creating a genuine country estate while remaining exceptionally close to Cortona. The cadastral documentation identifies two principal parcels totalling approximately 19,730 sqm.

Swimming Pool Potential

The grounds offer an exceptional position for the creation of a panoramic swimming pool, which would enjoy open views across the valley and integrate beautifully into the surrounding landscape.

A dedicated swimming-pool project has already been prepared, and the technical documentation records the project as being in the municipal approval process.

The pool would further enhance what is already a remarkable private retreat and create an outstanding outdoor living environment only minutes from Cortona.

Outbuildings and Further Potential

In addition to the principal residence, the estate includes two ancillary buildings for 50sqm.

One is currently used as a garage and storage area, while the second offers the possibility of conversion into an independent guest house or dépendance, subject to the relevant planning permissions.

The property’s documentation also considers the potential transformation of existing ancillary volumes, providing interesting possibilities for additional guest accommodation, studio space or other leisure uses.

An original stone wood-fired oven beside the farmhouse adds another authentic feature to the estate.

Comfort and Services

The property benefits from a private gated entrance and convenient vehicular access. Much of the estate is fenced, providing a high degree of privacy and security. The farmhouse is equipped with independent LPG heating, while the external windows are of recent construction in wood with thermal glazing and security shutters.

Water resources are particularly generous, with three private wells, documented at depths of approximately 100 metres, 25 metres and 15 metres.

An Exceptional Cortona Location

The rarity of this property lies in its extraordinary balance between country living and proximity to town.

Here, it is possible to enjoy the privacy, silence and natural beauty normally associated with a secluded Tuscan estate while remaining within walking distance of the historic centre of Cortona.

Its setting near Villa Bramasole adds a distinctive cultural connection to the landscape of Under the Tuscan Sun, yet the estate retains an entirely authentic identity of its own: an original stone farmhouse surrounded by olive trees, terraces and greenery, with sweeping views across one of Tuscany’s most celebrated landscapes.

A compelling opportunity for those seeking a private Tuscan residence, prestigious second home or refined hospitality property in one of Cortona’s most desirable locations.

Property Highlights
Prestigious Bramasole area of Cortona
Approximately 1 km from the historic centre
Historic centre within walking distance
Fully restored traditional stone farmhouse
Approximately 178.5 sqm of usable interior space
4 bedrooms
4 bathrooms
Panoramic glazed veranda
Two fireplaces
Large panoramic stone terrace
Approximately 2 hectares of private land
Olive trees and fruit trees
Two ancillary buildings
Garage
Potential independent guest house / dépendance
Possibility of a panoramic swimming pool
Swimming-pool project already prepared
Three private wells
Independent LPG heating
Gated private entrance
Convenient road access
Exceptional valley and countryside views
Close to Villa Bramasole
Rare combination of privacy and proximity to Cortona
Cortona