Historic agriturismo with panoramic swimming pool and restaurant for sale in Castelnuovo Berardenga

Historic agriturismo in Castelnuovo Berardenga: 920 sqm, 13 bedrooms, 13 baths, pool, restaurant, wine shop, olive park. Minutes from Siena and Chianti Classico. General Description: In the scenic hillscape of Castelnuovo Berardenga, serving as the southern gateway to Chianti Classico and situated just minutes from the historic center of Siena, stands this prestigious historic estate expertly converted into a charming agriturismo. The entire property traces its heritage back to the illustrious Sienese Piccolomini noble family, comprising two imposing stone farmhouses encompassing a total covered area of approximately 920 sqm. The first country house accommodates an elegant reception desk with a dedicated wine shop boutique for guest hospitality and tastings, a bright dining hall with an adjoining kitchen, multiple guest accommodations with private en-suite bathrooms, and practical utility rooms. The second building is arranged over two levels: the semi-basement provides expansive cellars and storage facilities, while the ground and upper floors host a professionally equipped restaurant hall with commercial kitchen, guest bathrooms, a scenic dining loggia for alfresco meals, and independent self-contained apartments featuring open living rooms with kitchenettes, bedrooms, and bathrooms. Outdoors, the estate is framed by a manicured park with ancient olive trees, a panoramic swimming pool overlooking the Sienese hills, utility outbuildings, and agricultural land, with the exclusive opportunity to purchase additional acreage and registered Chianti Classico DOCG vineyards. Interior and Exterior Spaces: The architectural layout has been designed to provide seamless operational efficiency between hospitality, restaurant services, and enotourism events. The main villa provides a warm reception ambience where welcoming spaces connect directly with the wine tasting and direct-sale corner; the guest rooms ensure complete privacy and modern conveniences such as autonomous climate control and minibars. The secondary building reflects a strong culinary tradition through its restaurant salon opening straight out onto the covered portico, ideal for morning breakfasts and summer banquets framed by panoramic Tuscan vistas; the private apartments on the upper floor allow flexible self-catering rentals for extended stays. The grounds form an oasis of tranquility: the swimming pool occupies an elevated panoramic position framed by a travertine sun deck, while the paved central courtyard and centennial olive groves create a magical backdrop for weddings and private events. The estate also provides generous guest parking areas and gentle walking paths meandering through the surrounding countryside. Condition and Fittings: The property is in pristine condition following a faithful conservation and structural restoration project that honored the authentic soul of rural Sienese architecture. The external stone walls have been fully restored and repointed using traditional lime mortars; the interiors feature authentic exposed ceilings with oak and chestnut timber beams, sandblasted terracotta tiles, handmade Sienese terracotta floors, and classic solid brick arches. Custom solid wood window frames are fitted with high-efficiency double glazing. Mechanical systems comply with rigorous modern hospitality standards, including zoned independent heating, heat-pump air conditioning across all guest suites and apartments, wired network connectivity, bespoke furnishings included in the transaction, and comprehensive equipment for professional catering, dining, and wine tasting activities. Main Features: • Contract type: Residential / commercial sale • Property type: Boutique agriturismo / Restored historic stone estate • Total covered surface: Approximately 920 sqm • Cadastral rooms: 21 cadastral rooms • Bedrooms: 13 guest bedrooms divided into suites and apartments • Bathrooms: 13 fully appointed bathrooms plus restaurant facilities • Main structures: Two restored Piccolomini-era stone buildings, reception with wine shop, commercial restaurant, professional kitchens, basement storerooms • Outdoor grounds: Private park with centennial olive trees, stone courtyard, dining portico, agricultural land • Pool facilities: Dedicated panoramic swimming pool with sun deck • Property fittings: Full air conditioning, in-room minibars, high-end furnishings included in the sale • Agricultural options: Opportunity to acquire additional land and registered Chianti Classico DOCG vineyards • Property condition: Excellent condition, high-end conservation restoration • Geographic location: Castelnuovo Berardenga (Siena), Chianti Classico wine territory Market Analysis: The territory of Castelnuovo Berardenga occupies a strategic position within the luxury rural hospitality and food-and-wine tourism sectors, benefiting from the twin international attractions of the Chianti Classico wine district and the immediate proximity to the UNESCO world heritage city of Siena. Standard rural properties and unrestored farmhouses in the Sienese countryside generally command between €1,800/sqm and €2,400/sqm. In contrast, fully renovated historic complexes holding active agriturismo licenses, commercial restaurant facilities, panoramic pools, and olive parks achieve market valuations ranging from €3,200/sqm to €4,200/sqm, with substantial premiums paid for established goodwill and access to prestigious wine tourism circuits. Within the hospitality and wedding retreat sector, boutique venues with thirteen bedrooms and on-site catering facilities generate annual gross turnovers between €220,000 and €320,000, yielding estimated gross returns of 6.8% to 8.4%, with further growth potential tied to private label bottling from the optional Chianti Classico vineyard acquisition. Tourist and Territorial Information: Castelnuovo Berardenga was established as an outermost defensive outpost by the Republic of Siena in 1366, nestled upon rolling hills marking the gentle boundary between Chianti Classico vineyards and the iconic rolling clay hills of the Crete Senesi. The town center features quaint cobblestone alleys, the historical Vicolo dell'Arco with its medieval vaults, and the grand 19th-century Villa Chigi Saracini with its English landscape gardens. Nearby destinations include the picturesque walled village of San Gusmè, the ancient Carthusian monastery of Pontignano, and the renowned Castle of Brolio, historic birthplace of the Chianti wine formula. The historic city of Siena, celebrated worldwide for Piazza del Campo, the Gothic Cathedral, and the bi-annual Palio horse race, is reached in around fifteen minutes along the Siena-Bettolle dual carriageway. Local gastronomic culture highlights Chianti Classico DOCG and Chianti Superiore wines, paired with Chianina and Cinta Senese DOP meats, handmade pici pasta with wild boar sauce, traditional panforte di Siena IGP, and artisan almond ricciarelli pastries. Distances from main points of interest: • Castelnuovo Berardenga town center: 4.0 km • Historic village of San Gusmè: 8.5 km • Certosa di Pontignano: 12.0 km • Castle of Brolio (Gaiole in Chianti): 14.0 km • Siena (Porta Ovile / Piazza del Campo): 15.0 km • Rapolano Terme (Querciolaia and San Giovanni thermal spas): 18.0 km • Radda in Chianti: 24.0 km • Walled fortress town of Monteriggioni: 28.0 km • Florence Amerigo Vespucci Airport (FLR): 85.0 km • Pisa Galileo Galilei International Airport (PSA): 130.0 km