Umbria, Perugia, Passignano, Italy

Property M4240

Set in a commanding position with sweeping views over Lake Trasimeno, this beautifully maintained villa offers comfort, privacy, and energy-efficient systems, all within a refined and thoughtfully planned layout. The property is vertically divided into two independent residences within the same building: the main home of approximately 265 m², and a second, self-contained apartment of around 70 m², each distributed over two floors. The surrounding land measures approximately two hectares and includes a mature olive grove and manicured gardens.

The main home is arranged over two levels. The ground floor features a fully equipped kitchen with central island and open-plan dining area, a bright living room, a guest WC, a spacious pantry, and a bedroom with ensuite bathroom and private external access, currently used as a study. Upstairs, a second, larger living space with fireplace opens directly onto the upper level of the garden. Adjacent to this room is a small, light-filled space ideal for use as a studio or reading room. The bedroom wing on this floor includes two spacious bedrooms with ensuite bathrooms, and a third room, currently used as a dressing room, served by a separate family bathroom.

The independent apartment, accessed via its own entrance, includes a sitting room with wood-burning stove, a kitchen, and a bathroom on the ground floor. On the upper level, there are two double bedrooms and a second bathroom. This arrangement is ideal for welcoming guests or offering independent accommodation.

The property is equipped with modern energy systems, including photovoltaic panels installed less than five years ago, with a total production capacity of 8 kW, battery storage, and heat pumps used for domestic hot water. These upgrades contribute to improved efficiency and reduced running costs throughout the year.

Water supply is abundant and well-structured. In addition to mains water, the property includes two private wells — one 35 metres deep, the other 110 — ensuring a reliable source for non-potable use. An underground tank with a capacity of 10 m³ feeds an automated irrigation system that supports the garden and landscaping.

A 12 x 6 metre panoramic swimming pool is positioned to take full advantage of the surrounding views. Shaded pergolas and multiple terraces wrap around the home, offering a variety of outdoor spaces for dining, relaxing, or entertaining. The liveable portion of the property is securely fenced, with electric gate access and CCTV surveillance, while the olive grove remains open and integrated with the surrounding landscape.

Distances: Castel Rigone 3.5 km, Passignano 7 km, Tuoro 13 km, Perugia 27 km, Perugia Airport 35 km, Florence 133 km, Rome 193 km.

Equipped with: Electricity, photovoltaic modules, solar collector, mains water, own well water, central heating, fireplace, telephone, alarm system, irrigation system, swimming pool, balcony, terrace, olive grove, garden.

Energy performance:
Main building
Energy source: Electricity, solar (photovoltaic), solar (thermal)
A3 total energy performance:
39.52 kWh/m²*a from non-renewable energy sources
152.58 kWh/m²*a from renewable energy sources
123.88 kWh/m²*a energy efficiency of the building envelope