Contemporary villa with pool and private wellness area for sale in the hills of Todi

Brief description

Approximately 4 km from Todi, a contemporary villa offering 669 sqm of living space, set within a garden and approximately 2.7 hectares of land, featuring a swimming pool, wellness area and double garage. The property comprises 6 bedrooms and 9 bathrooms, with spacious and versatile interiors suitable both as a private residence and for hospitality use.

Geographic position

The property enjoys an elevated panoramic hillside position, just a short distance from Todi (4 km), reachable in under 10 minutes by car. The nearest village, providing daily services and amenities, is only 2.5 km away.

Perugia (42 km) is just over a 30-minute drive, while within approximately 45 minutes it is possible to reach some of Umbria’s most renowned historic towns, including Orvieto (39 km), Spoleto (40 km) and Assisi (58 km).

Thanks to its central location in Umbria, the property offers easy access to Rome (130 km), reachable in about 1 hour and 30 minutes, and Florence (187 km), in approximately 2 hours.

The nearest airport is Perugia (43 km), around a 30-minute drive away, while Rome Ciampino (148 km) and Rome Fiumicino (164 km) airports can be reached in approximately 1 hour and 30 minutes and 1 hour and 40 minutes respectively. Florence Airport (201 km) is about 2 hours and 20 minutes away.

Description of buildings

The villa offers approximately 669 sqm of living space, arranged over four levels, complemented by a ground-floor portico of approximately 150 sqm, a lower ground-floor portico of approximately 143 sqm, and three terraces measuring 7 sqm, 10 sqm and 30 sqm.

Ground floor

- Large living room
- Kitchen/dining area with fireplace
- 4 bedrooms with en suite bathrooms
- Guest bathroom
- Laundry room

The living areas on this level open onto a spacious portico surrounding the villa on three sides, while two bedrooms benefit from private terraces.

First floor

- Master bedroom with a large panoramic terrace (30 sqm) and walk-in wardrobe
- Bathroom with shower.

Lower ground floor

- Dining room with large fireplace
- Living room
- Kitchen
- Pantry/storage room
- Bedroom with bathroom
- Bathroom with antechamber
- Storage room

The living areas on this level also have direct access to a large portico.

Basement level (wellness area)

- Spa area with Jacuzzi, sauna and Turkish bath
- Bathroom with shower
- Technical room
- Double garage.

The surface area has been calculated based on the net usable floor area, including internal partitions, with an additional 10% allowance for load-bearing walls.

The porticoes and terraces are calculated separately and are to be added to the total surface area.

State and finishing

The villa is presented in excellent overall condition, with well-maintained interiors and good-quality finishes, characterised by a contemporary, understated and functional style.

The interiors are bright and well laid out, featuring parquet flooring in the sleeping area and gres porcelain tiles and terracotta flooring in the living areas and ancillary rooms, materials that ensure aesthetic continuity and ease of maintenance.

The bedrooms are spacious and comfortable, three of which enjoy direct access to panoramic terraces.

The living area unfolds across generous and well-proportioned spaces, with built-in masonry kitchens and fireplaces that enhance the areas dedicated to convivial living.

The basement level features more textured finishes, including brick columns and coordinated flooring, creating a more intimate atmosphere, ideal for entertaining and leisure time.

The wellness area, created with modern materials and contemporary finishes, represents a distinctive feature of the property and is equipped with a sauna, steam room and whirlpool bath.

External areas

The property is surrounded by approximately 2.7 hectares of private land, including the footprint of the buildings, and is entirely fenced.

A well-maintained landscaped garden unfolds around the villa, featuring a combination of level areas and gentle natural slopes that follow the contours of the land, enriched by ornamental and fruit trees.

In a private and secluded position, there is a large swimming pool of approximately 118 sqm, characterised by its articulated shape, complemented by a Jacuzzi and dedicated relaxation areas.

Within the grounds, there is a well fed by a natural spring, ensuring year-round water availability.

The remaining land, approximately 2.3 hectares, is divided between agricultural land and woodland; the cultivated area includes walnut and cherry trees.

Use and potential uses

The property is ideally suited as a prestigious private residence, perfect for those wishing to live year-round in a private and panoramic setting, just minutes from Todi, or as a high-end second home, ideal for extended stays in the heart of Umbria.

Thanks to the quality of the interiors, the presence of a wellness area and the thoughtful internal layout, the villa is also well suited for upmarket hospitality use, with the potential to be included in the main international luxury rental circuits. In this context, the property meets the expectations of an international clientele seeking privacy, comfort and an authentic experience, set within one of the most representative landscapes of central Italy.

Blueprints

Distances e posizione

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.