Brief description

Historic palazzo to renovate in the heart of an ancient village in the Valnerina, just 6 km from the Marmore Waterfall. It offers 718 sqm of saleable floor area across four levels, plus two storerooms of 37 and 35 sqm. The property features large rooms, period details and views over the Nera Valley.

Geographic position

Palazzo Nobile nel Castello is located in Arrone, a characteristic village of the Valnerina, perched on a rocky spur and surrounded by green hills dotted with woodland, cultivated fields and olive groves. The historic centre, perfectly preserved and listed among Italy’s Most Beautiful Villages, is a maze of stone alleys and panoramic viewpoints overlooking the Nera Valley. The property is set on the outer edge of the ancient settlement, enjoying open views over the valley and immediate access to the village’s amenities, ideal for everyday needs.

The Valnerina is one of the most appreciated areas of Umbria for nature and cultural tourism: authentic villages, hiking trails and the proximity to the Marmore Waterfall, one of the most impressive in Europe, make this valley lively and rich in attractions throughout the year.

The location is convenient and easy to reach, offering quick access to the main towns of Umbria and central Italy: Terni (13 km) in about 20 minutes, Spoleto (28 km) and Rieti (38 km) in just over half an hour, Todi (59 km) in under an hour and Orvieto (91 km) in around one hour and fifteen minutes. Rome, 115 km away, can be reached in approximately 1 hour and 20 minutes.

The nearest airport is Perugia, 78 km away (about one hour by car), while Rome’s Ciampino Airport (132 km) and Fiumicino Airport (149 km) can be reached in roughly one hour and a half.

Description of buildings

The property comprises the large building, with a commercial area of 718 sqm spread over four levels, as well as two independent warehouses measuring 37 and 35 sqm respectively.

The property is in need of renovation and the current rooms have internal layouts that can be redefined during the restoration phase, according to the needs and plans of the future owner.

Ground floor

- Entrance hall

- Large living room

- kitchen

- dining room

- study

- three bedrooms

- bathroom

- three storage rooms.

Mezzanine floor

- Storage room.

First floor

- Large living room with access to a characteristic small balcony that ends like a small bridge on the building opposite

- four bedrooms, one of which has a terrace

- two large attics

- bathroom

- storage room.

First basement floor

- Six large cellars

- A room with independent entrance and small outdoor courtyard of about 10 square metres

- An additional room with independent entrance, adjacent pantry and small outdoor courtyard of 14 square metres.

Second basement floor

- Large cellar with access to an exclusive outdoor area of about 105 square metres

- two additional cellars, both with independent entrances from the outside.

The surface area is calculated on the basis of the net floor area including internal partitions and increased by 10% for load-bearing walls.

The surface area of the terraces, which is calculated separately, must be added to the total surface area.

State and finishing

The building, which requires complete renovation work aimed at structural consolidation and restoration of the original surfaces, retains a historical charm of great importance.

The spacious rooms, high ceilings and succession of decorated halls still bear witness to the elegance that has characterised the residence over the centuries.

The oldest part dates back to the 11th-12th centuries, when the structure served a defensive function as an integral part of the village walls. At the beginning of the 15th century, the complex was transformed in style and used as a noble residence; in the 16th century, it underwent further changes, enriched with Renaissance elements and service buildings such as warehouses, stables and cellars. In the 19th century, the property changed hands several times, including to the Municipality of Arrone, which used it as offices and the first municipal school. In 1881, the palace was purchased by a local noble family, who kept it as a private residence until 1946, reorganising the spaces according to the needs of the time and carrying out restoration work.

Built in stone and brick and perched directly on the cliff overlooking the winding course of the Nera River, the residence is spread over several levels connected by internal passageways and characterised by architectural elements with a strong personality.

The original antique terracotta flooring is present in all rooms, while the rooms on the ground floor retain their decorated ceilings. The reception and living rooms are embellished with fireplaces and walls covered with painted wallpaper.

A large, perfectly preserved stone staircase leads to the upper floor.

The semi-circular kitchen features impressive exposed solid wood trusses, and the roofs of the building and its annexes are pitched, with antique tiles.

The result is a set of rooms rich in character, capable of authentically evoking the history of the building.

The lower level houses the ancient cellars, carved directly into the rock and characterised by a particularly evocative atmosphere. The main floor includes a characteristic terrace, a small tower and reception rooms overlooking the valley. The ancient kitchen, with wooden beams and a large traditional fireplace, and the study, equipped with built-in shelving and wall niches, are spaces that have remained virtually unchanged over time.

The complex is completed by two warehouses/pantries with independent entrances and a small garden connected to the cellars, which further enrich the architectural layout.

The quality of the building's materials and construction, combined with the presence of numerous original historical elements, offers an extraordinary basis for restoring the building to its former glory, enhancing its identity and unique character.

External areas

The building has two terraces measuring 8 and 13 sqm, overlooking the interior of the village, ideal as intimate outdoor spaces. To complete the property, a rare private garden of approximately 104 sqm, accessible from the cellars, offers an exclusive outdoor area that is particularly valuable for a residence located in the heart of a medieval historic centre.

Use and potential uses

Thanks to its elevated position overlooking the village and its articulated layout across several levels, the palazzo offers a wide range of possible uses.

The generous interiors, reception rooms, historic fireplaces and traditional service areas make it ideal as an elegant private residence, combining historic charm with substantial living spaces.

The property also lends itself to cultural or hospitality-related projects: the proximity to the Marmore Waterfall and to the nature trails of the Valnerina — one of Umbria’s most appreciated areas for outdoor activities and unspoilt landscapes — enhances its potential for boutique accommodation, cultural initiatives or high-end hospitality concepts.

Its strategic location, well connected to Terni, Spoleto, Todi and Orvieto, and easily accessible from Rome, further broadens the range of development opportunities, making the palazzo a rare property distinguished by authenticity, character and long-term potential.

The size and structure of the building also allow for the creation of mixed-use spaces, combining private living areas with portions dedicated to hospitality or other functions.

Distances and location

Umbria - Italy

Neighboring regions: Toscany, Lazio, Marche

Main centers: Perugia, Assisi, Spoleto, Todi, Orvieto, Gubbio, Spello

 

Characteristics: 

Often called the “green heart of Italy,” Umbria enchants national and international buyers with its rolling hills, olive groves, vineyards and timeless medieval towns. Authentic and deeply spiritual, the region is ideal for those seeking privacy, tranquility and a slower pace of life—far from the crowds of mass tourism, yet always close to charming historic centers and cultural treasures.

Umbria is often considered the sister of Tuscany: a green and hilly land rich in vineyards, olive groves and artistic heritage. Perfectly placed in Central Italy, between Rome and Florence, it offers easy access to world-renowned art cities and enchanting medieval towns such as Perugia (home to an important international university), Spoleto, Orvieto, Todi, Assisi and Spello. Just 15 minutes from Perugia lies Lake Trasimeno, the fourth largest lake in Italy after Como, a favorite destination for sailing, outdoor activities and relaxation.

The climate is mild and pleasant all year round, with winters rarely falling below zero and summers averaging around 25°C. Beyond its landscapes, Umbria is also alive with major cultural events such as the Festival dei Due Mondi in Spoleto and Umbria Jazz in Perugia, along with countless local festivals that, especially in summer, bring small villages and historic piazzas to life.

 

Property offer

Here, traditional stone farmhouses—very similar in style to those of neighboring Tuscany, yet often more accessible in price—are among the most requested properties. Many have been carefully restored, with private gardens, panoramic pools and mature parks. Perfect as a private retreat, they are also excellent investment opportunities thanks to the strong demand for luxury holiday rentals.

Umbria enjoys a strategic location: it borders Tuscany, is less than two hours from both Rome and Florence, and offers easy access to major art cities such as Perugia, Assisi, Orvieto, Todi and Spoleto. Beyond farmhouses, buyers are also drawn to historic villas, castles, monasteries and apartments in perfectly preserved medieval towns such as Spello, Trevi and Montefalco.

For those dreaming of a second home in Italy, Umbria combines authenticity, natural beauty, cultural richness and investment potential—making it one of the most appealing destinations for national and international buyers today.