Ancient Stone Farmhouse in the Village of Catinelli, Spoleto

For sale in Spoleto (PG), in the magical village of Catinelli, a 250 sqm stone farmhouse structurally restored. 6 bedrooms, 3 levels, ring-shaped private courtyard. Ideal as a charming retreat or investment in Umbria. General Description: In the heart of the ancient Terre Arnolfe, nestled in the spectacular village of Catinelli on the hills between Spoleto and Terni, we offer for sale an imposing stone farmhouse of approximately 250 sqm. The property rises from a rocky outcrop in a dominant and wild position, offering an almost surreal atmosphere, often described by visitors as "lunar." The farmhouse has undergone a meticulous structural recovery involving the roof, floors, and foundations, making the building fully compliant with anti-seismic regulations. Free on four sides and characterized by architecture stratified over centuries, this rustic property represents the ideal blank canvas for those desiring a personalized historic home in the green heart of Umbria. Interior Description: The building is spread over three above-ground levels, each with its own independent entrance, offering extraordinary layout versatility. Currently, the farmhouse is in a "shell" state (al grezzo), allowing the buyer to design the systems and finishes according to their own taste and needs. The interiors retain their rural charm intact: the massive original stone structure is left exposed, and the ceilings are enhanced by imposing chestnut beams. The generous square footage allows for up to six bedrooms and large formal living rooms, maintaining historic details such as ancient wall pantries and mangers, evidence of the village's original farming life. Exterior Description: The property is surrounded by a private "ring" courtyard that embraces the entire building, offering the necessary space to create terraced gardens, outdoor living areas, or panoramic relaxation zones. From the rocky outcrop on which the farmhouse stands, the view sweeps over boundless pine forests, chestnut groves, and the Marroggia and Tessino valleys. The context of Catinelli is a nature immersion: silence is interrupted only by the concert of cicadas and the scent of wild mint. Proximity to the 14th-century Romanesque church and trails for hiking and speleology (such as the Chiocchio cave) adds inestimable value to the quality of outdoor life. Main Features: Total surface: 250 sqm Rooms: 10 Bedrooms: 6 (potential) Bathrooms: 2 (prepared) Levels: 3 with independent entrances Courtyard: Private ring-shaped Structure: Exposed stone and chestnut beams Condition: Structurally restored / Internal shell state Safety: Earthquake regulations met Utility Details: The property has connections to main networks in the immediate vicinity. Being in a shell state, it offers the unique opportunity to install state-of-the-art heating systems (heat pumps, underfloor radiant) and home automation solutions, optimizing the energy efficiency of a historic building without the constraints of pre-existing systems. Uses and Potential: This property is an excellent investment for various purposes. It is the perfect retreat as a secondary residence for those seeking total detachment from urban chaos in a place of absolute peace. Given the configuration with three entrances and the large square footage, it also lends itself beautifully as a charming hospitality business (B&B or holiday home for hikers), capturing the growing flow of foreign tourists and outdoor enthusiasts who visit the village for trekking and speleology. Local Real Estate Market: Spoleto and its hillside hamlets represent a solid market highly appreciated by international clientele (UK, USA, Northern Europe). While the average price for standard used property in Spoleto is around € 1,250 per square meter, historic properties in the villages of Terre Arnolfe maintain higher valuations thanks to their landscape uniqueness. Purchasing an anti-seismic shell farmhouse in Catinelli allows for acquiring a prestigious asset at a competitive cost, later benefiting from the post-finishing revaluation which, for this type of property, can reach values between € 2,200 and € 2,800/sqm. Tourist and Historical Information: Catinelli is a rural settlement documented as early as 1279 as part of the Spoleto countryside. Perched on a rocky ridge, the village has preserved a unified medieval character. The Church of the Purification of Mary, dating back to the 14th century with its white curtain facade, is the town's spiritual symbol. The area is a destination for global speleology thanks to the Chiocchio Cave and is surrounded by prized truffle grounds and ancient chestnut forests. Living here means being halfway between the monumental culture of Spoleto and the natural strength of the Valnerina. Distances: Spoleto (Historic Center): 12 km Terni: 18 km Chiocchio Cave: 1 km Marmore Falls: 25 km Perugia: 75 km Umbria International Airport: 65 km Rome (Center): 115 km