Restored stone farmhouse with pool for sale in Passignano sul Trasimeno

Restored stone farmhouse for sale in Passignano sul Trasimeno, Perugia. A 300 sqm property with an ancient medieval tower, swimming pool, guesthouse, and over 15 hectares of panoramic land. Ideal as a private residence or hospitality investment in Umbria. General Description: In one of the most suggestive and panoramic hillside locations in Umbria, with an extraordinary view overlooking the valley and the surrounding countryside, we offer for sale an exceptional, completely and finely restored stone farmhouse. This unique property is developed around an ancient medieval watchtower dating back to the period when the area represented a crucial border outpost. The entire real estate complex boasts a total area of approximately 300 sqm and is nestled within an immense private land of over 15 hectares. The estate consists of a charming main residence, a comfortable independent guesthouse, and a versatile studio apartment facing the splendid swimming pool. The property represents the perfect synthesis for those seeking absolute privacy, tranquility, and contact with the untouched Umbrian nature, while remaining a very short distance from the lake shores and the town's services. Interior Description: The interiors of the main farmhouse reflect a rigorous and conservative architectural restoration, aimed at preserving original period elements while integrating modern living solutions. The living area is characterized by magnificent brick-vaulted ceilings and exposed wooden beams, spacious lounges enhanced by imposing stone fireplaces, and exposed stone walls. The ancient medieval tower has been seamlessly integrated into the structure, offering suggestive and historically rich vertical living spaces. The independent guesthouse offers a functional and welcoming layout, perfect for hosting relatives or staff in total independence. The adjacent studio apartment, with direct access to the pool solarium, represents a versatile and bright living and sleeping space. The property is sold unfurnished, allowing the future owners the complete freedom to customize the interiors according to their needs. Exterior Description: The outdoor area is a true private natural and panoramic reserve. The estate is surrounded by over 15 hectares of agricultural private land, featuring woodlands, pastures, and traditional olive groves that guarantee absolute privacy. Within the well-manicured garden surrounding the buildings is a splendid swimming pool completed by a large paved sunbathing area, perfect for outdoor relaxation. The courtyard also features the ancient stone paving that connects the main house to the guesthouse and the studio, providing ideal areas for setting up outdoor dining and lounge spaces during the summer season. Main Features: Total area: approx. 300 sqm Total rooms: 17 Bedrooms: Unspecified Bathrooms: Unspecified Conditions: Restored Heating: Unspecified Kitchen: Unspecified Furnished: No Garden: Yes (land of over 15 hectares) Pool: Yes (with sunbathing area) Amenities: Guesthouse and independent studio Energy class: Under evaluation Utilities Details: The property is set up for complete connections to all main public utility networks. Water supply and heating systems were prepared during the recent structural renovation phase, leaving the buyer the option to choose and install their preferred climate control technologies, with a strong focus on sustainability, such as modern heat pump systems, condensing boilers, or integrations with solar thermal and photovoltaic systems. Uses and Potential: This high-level real estate complex offers outstanding versatility of use. Thanks to the presence of three independent units, the extensive land, and the strategic proximity to Lake Trasimeno, the property is perfect as a luxurious private residence of representation or a prestigious holiday home. At the same time, the charm of the ancient medieval tower and the suggestive panoramic setting provide excellent potential for introducing the estate into the international short-term holiday rental market or for starting a charming hospitality business, such as a luxury agritourism or a prestigious boutique hotel. Local Real Estate Market: The real estate market in the municipality of Passignano sul Trasimeno is stable and steadily developing, attracted by strong interest from both national and foreign buyers. During the year 2026, the average asking prices for residential properties in the municipal territory stand around 1.652 Euro per sqm, showing a positive growth of 0,49 percent compared to the previous year, when the average was around 1.644 Euro per sqm. Analyzing the provincial market of Perugia, the average value is positioned at 1.230 Euro per sqm, recording an increase of 1.74 percent. Historical prestige properties, finely restored rustic farmhouses equipped with large lands, medieval towers, and exclusive swimming pools occupy a premium segment that significantly exceeds the municipal averages, with valuations usually settling between 1.950 Euro per sqm and 2.800 Euro per sqm depending on the finishes and the panoramic quality of the hillside position. Tourist and Historical Information: Passignano sul Trasimeno is a charming medieval village nestled on a promontory on the northern shore of Lake Trasimeno. The name probably derives from the Latin Passinius, landowner of an ancient Roman villa, or from the term place of the pass, referring to the strategic passage between Umbria and Tuscany. The territory witnessed the famous Battle of Lake Trasimeno in 217 BC, during which Hannibal's Carthaginian troops defeated the Roman army. The historic center is dominated by the majestic Medieval Rocca, built on a former Longobard fort, which with its tower over thirty meters high offers breathtaking views over the lake and houses the interesting Museum of Inland Boats. Prominent historical monuments include the Pieve di San Cristoforo, dating back to before the year 1000 and built on the ruins of a pagan temple, and the sixteenth-century Sanctuary of the Madonna dell'Oliveto, which houses valuable works such as a Madonna with Child carved in sandstone by Ascanio da Cortona. Nearby lies the fascinating hillside village of Castel Rigone, founded in 543 AD by Rigone, lieutenant of the Ostrogoth Totila, famous for the Sanctuary of Maria Santissima dei Miracoli, a superb masterpiece of the Umbrian Renaissance. Every year in late July, the town hosts the traditional Palio delle Barche, a historical reenactment featuring a spectacular race split between navigation on the lake and a race on foot with boats on shoulders through the steep streets of the historic center. Distances: Passignano sul Trasimeno historic center: 6.0 km Lake Trasimeno beaches: 6.5 km Castel Rigone: 8.0 km Cortona (Tuscany): 25.0 km Perugia historic center: 28.0 km Assisi: 48.0 km Gubbio: 55.0 km Arezzo (Tuscany): 62.0 km Umbria International Airport: 35.0 km Perugia Bettolle Highway (entrance): 5.5 km To learn more about the rustic farmhouse and discover all its wonders, you must submit a letter of intent (LOI) and proof of identity. This process is essential to ensure the highest level of seriousness and professionalism, as we work exclusively with reliable clients who are interested in making an investment.