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Ref. Ci 155

Village / Town: 5 mins
Beds / Baths: 6 / 7
Condition: Excellent
Garden / Pool: Yes / yes
Energy label: G
Price: 1.350.000 €
City or Zone: Passignano sul Trasimeno
Province: Perugia
Region: Umbria

Request information


  • Stunning panorama with views extending to eight horizons;
  • Complete tranquillity in an oasis of beauty;
  • Classically elegant casa padronale (manor house) of approx. 280 mtq with guest annex of 80 mtsq and an artist’s studio/apartment (30 mtq) with a total of 6 bedrooms and 7 bathrooms;
  • Beautifully landscaped garden with panoramic pool, an ornamental ‘Italian garden’, over 40 olive trees and up to 16 hectares of surrounding farm and wood land available;
  • Restored and/or rebuilt over the last 14 years therefore in perfect condition;
  • Just 2 kms from the nearest village of Castel Rigone with its stunning views out over Lake Trasimeno, its beautiful church dating back to the late 15th century (La Madonnna dei Miracoli) and all basic services: grocery store, pharmacy, bancomat, a pizzeria, an osteria and a restaurant;
  • Just under 10 kms to the hillside village of Preggio with its renowned Ristorante La Castagna and to the quaint lake side town of Passignano with its EXCELLENT fish restaurants (Il Sotto Vento, Il Fischio del Merlo etc…), access to all major motorways and a train station (Rome-Florence-Milan);
  • Just under 15 kms to the Niccone Valley and 10km from the busy town of Magione for practical shopping and access to all major motorways;
  • Just 30 minutes to Perugia and its international airport.

This absolutely gorgeous property in a dominant hillside position with its wonderfully proportioned and light rooms, panoramic swimming pool, breathtaking and far reaching views and sublime sunsets, has been designed, developed and nurtured to provide luxury and comfort in a welcoming and elegant environment.

Tioli is an estate fit for a lord which is perhaps apt given its owner’s noble origins! Bought as a ruin over 14 years ago, it has been carefully restored and rebuilt using traditional and/or original and reclaimed materials with every attention given to detail.

The retaining of the barrel vaulted ceiling in the enormous sitting room which covers the length of the entire main house and the restoration of the vault above the stunning main staircase are just two of the features which give this property an uncommon “wow factor”. The new stone window lintels, aged and hand crafted to match those of the original lintels which were salvageable, are just an indication of the fine craftsmanship which can be seen throughout the property.

Adopted as a main residence as opposed to a second home, the property has an air of lived-in serenity which again is unusual and makes for a welcome change. This is a property with ‘panache’; it has been restored with something no amount of money can buy – style and good taste.

- The casa padronale is built on 2 floors and has 3 spacious bedrooms and 3 bathrooms on the first floor. The master suite is vast and boasts a dressing room/study, en-suite bathroom and panoramic balcony from which to enjoy the most spectacular of views including daily sunsets.

On the ground floor, there is a HUGE living room with antique fireplace and barrel vaulted ceiling, a stunning staircase which features a beautifully crafted ceiling vault and a chef’s kitchen/breakfast room with wood-burning stove, twin electric ovens, gas hob and central island. There is also a downstairs cloakroom and a gas-fired boiler room providing underfloor heating downstairs with radiators upstairs.

- The guest annex is comprised of 2 spacious bedrooms and 2 bathrooms, a small, but perfectly functional kitchen and a large and light sitting/dining area which leads out under a covered pergola from where one can enjoy the amazing views. There is also a large work shop/storage room.

- The pool house/artist’s studio consists of 1 large and well-lit room with small, but practical kitchen and a bathroom.

The owners, who are somewhat reluctantly retiring back to the UK, have lived and loved the house since they moved in to it nearly fourteen years ago. They have enjoyed opera at Preggio and classical music concerts at Castel Rigone. Other events taking place in the area are the annual Trasimeno Blues festival, the internationally famous Umbria Jazz festival in Perugia and the annual Mix Festival held in the hilltop town of Cortona which is just half an hour away.

Their initial goal was to have a home which enjoyed complete privacy, but was not too far off the beaten track. Tioli is the perfect setting. It is accessed via a less than 2 km gentle gravel road which meanders through farm and woodland, exiting just by Castel Rigone’s centuries old church. The village is less than half an hour’s walk from the house.

The maintenance of the road is shared between 3 other property owners and costs are approx. €1000 per annum. The property was restored to all EU and seismic norms and has the advantage of all new electric, plumbing and sewage systems as well as new and insulated roofs. There is a spring and a well of 100 metres depth which feeds the house, the pool and an irrigation system in place for the gardens. The well survived the 5 month 2017 drought so water must be ample. The house has Wifi, gas central heating, wood burners and ample woodland to fuel them!

Tioli is a remarkable property with charming features that one doesn’t often see: this is no quick restoration job: It is a painstaking rebuilding of a piece of history with a touch of stylish flair. There is a wealth of similarly priced properties on the market, but Casa Tioli is worth every penny of its asking price! 

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