Tenuta Pulceria

Information

CIN: IT054052C202032967

Tenuta Pulceria derives its name from the Latin Pulcher, meaning beautiful, excellent, and noble—a fitting title for this expansive luxury villa, set within a magnificent private park with an exceptionally large swimming pool. As one of our guests so elegantly wrote, "...Pulceria is stunning; a quiet, elegant sanctuary where laughter comes easy, deep conversations flourish, and the imagination wanders through history and time. It is a place to reflect on life with gratitude and celebrate with those you love."

The estate enjoys a commanding, private position offering breathtaking 360-degree views over the rolling Umbrian hills and the nearby village of Camerata, with its ancient stone houses and battlemented church tower. While the setting is remarkably peaceful, it remains conveniently close to local life: one of the region’s finest restaurants is just a few minutes’ drive away, with a supermarket and grocery store within 3.5 km and the nearest bar just 5 minutes away. The famous historic town of Todi, a vibrant hub for art, culture, and gourmet dining, is only 15 km from your door.

Perfectly positioned for exploring Central Italy, the villa is within a 15 to 60-minute drive of Umbria’s most iconic sites, including Perugia, Orvieto, Spoleto, Assisi, and the vineyards of Montefalco, as well as the Marmore Falls and the Roman ruins of Carsulae. For those wishing to venture further, Rome is reachable in 90 minutes, while Siena and Florence are approximately 2 and 2.5 hours away. Tenuta Pulceria offers a sophisticated home in a tranquil setting—the perfect retreat for families or larger groups seeking the authentic beauty of Umbria. 

DESCRIPTION OF THE PROPERTY

Recently restored to the highest standards, Tenuta Pulceria is a fully air-conditioned estate that masterfully blends traditional Umbrian charm with modern luxury. The 600-square-metre interior is bright and airy, characterized by terracotta floors, oak and chestnut beamed ceilings, original stone walls, and numerous grand fireplaces.

The villa is set within a private one-hectare garden, nestled at the heart of a vast 21-hectare estate featuring olive groves, lush pastures, and woodlands. Thanks to its elevated position (400m above sea level), the refreshing breeze, and thick stone walls, the villa remains naturally cool even in the hottest months. For ultimate comfort, air conditioning is installed in all bedrooms and the ground-floor lounge, complemented by ceiling fans and mosquito screens on all windows. High-speed Wi-Fi covers the entire property, including the poolside and garden areas.

LAYOUT

The villa is primarily situated on two levels with the tower room on the third, offering a total of 600 square metres of living space designed for comfort, privacy, and style. 

Ground Floor

• Entrance Hall: Located in the characteristic tower with exposed stone walls.

• Living Room (32 sqm): A cozy retreat with two large sofas, an armchair, stone walls, and a grand fireplace.

• Dining Room (34 sqm): Features a large dining table ideal for formal gatherings.

• Farmhouse Kitchen (30 sqm): Modernly equipped with top-end appliances (120cm range, double oven, two dishwashers, and a four-door refrigerator). It features a cooking fireplace and direct access to the garden and a wooden pergola for alfresco dining.

• Ground Floor Bedroom (32 sqm): An air-conditioned double bedroom with a four-poster king-size bed (200x200cm), working fireplace, and a private bathroom (shower) located off the entrance hall.

• Large Studio/Home Cinema (50 sqm): An independent, air-conditioned space with double-height ceilings, automated skylights, and a professional projector. This bright room features white leather sofas and direct access to the garden and two outdoor dining areas.

• Laundry & Storage: A large utility area with a washing machine, tumble dryer, and sink.

First Floor

A hallway with exposed stone walls leads to the various wings:

• Master Suite 1 (29 sqm): Air-conditioned with a four-poster king-size bed (200x200cm), large fireplace, and ceiling fan. Includes a spacious en-suite bathroom (14 sqm) with both a shower and bathtub.

• Master Suite 2 (34 sqm): Air-conditioned with a king-size bed (200x200cm), fireplace, and ceiling fan. Features a private en-suite bathroom (12 sqm) with shower and bathtub.

• Twin Bedroom (14 sqm): Air-conditioned with joinable beds (85x190cm), fireplace, and ceiling fan. Includes an en-suite bathroom with shower.

• Tower Bathroom (10 sqm): A separate bathroom with a shower and bathtub, serving the upper tower bedroom.

Second Floor

• The Tower Room (25 sqm): Accessed via 14 steps from the first floor, this iconic room features windows on all sides with 360-degree views and a vaulted chestnut ceiling. This large air-conditioned room is perfect for children or adults, featuring two joinable single beds and a custom oak bunk bed (lower mattress 150x200cm, upper 100x200cm).

FACILITIES/AMENITIES

Connectivity & Entertainment

• High-Speed Wi-Fi: Free unlimited coverage throughout the villa, the gardens, and the poolside.

• Home Cinema: Professional projector system available in the Studio for high-quality media streaming and cinematic experiences. HDMI calble, guests can stream via laptop, if needed.

• Tv that can be moved around, but without antenna

• Audio System: Media/Radio/CD sound system located in the Studio.

• Communications: Landline available for local and emergency calls; excellent connectivity for Skype/WhatsApp calls via Wi-Fi.

Climate & Comfort

• Full Air Conditioning: Available in all bedrooms and the large ground-floor Studio/Home Theatre.

• Ceiling Fans: Installed in all first-floor bedrooms for additional airflow.

• Natural Cooling: Thick stone walls and an elevation of 400m ensure a pleasant temperature year-round.

• Heating: Remote-controlled radiators throughout the main house, with fan-coil units in the Studio and Tower.

• Fireplaces: Two large working fireplaces on the ground floor (Living Room and Kitchen). Note: Bedroom fireplaces are decorative only.

• Window Protection: Mosquito screens and shutters on all bedroom windows; professional metal chain fly screens on kitchen French doors.

Kitchen & Dining

• Professional Range: 120cm Ilve Italian steel stove with 6 gas burners, griddle/fry plate, and double electric ovens.

• Traditional Cooking: Authentic Umbrian open fireplace equipped with grilling tools.

• Refrigeration: 90cm Smeg four-door refrigerator and freezer.

• Appliances: Two dishwashers, microwave, toaster, electric kettle, and a Gelato/Ice Cream machine.

• Coffee Station: Italian moka pots, French press, and an automatic espresso machine.

• Water Quality: Dedicated undersink water filters (in addition to the main system filtration) providing fresh drinking water.

Bed & Bath

• Luxury Fittings: All bathrooms feature Italian-made Sbordoni fixtures and 30cm rainfall showerheads.

• Baby Equipment: 2 baby cots, 1 travel cot (all with double sets of linen), and 2 highchairs.

• Personal Safes: Two hotel-style safes located in the master bedrooms.

• Hairdryers: Provided in bathrooms.

Laundry & Utility

• Complete Laundry: Washing machine, tumble dryer, drying racks, and external lines.

• Ironing: Professional steam iron and ironing board.

• Safety: Smoke detectors and fire extinguishers installed throughout the property.

• Lighting: Automatic sensor lighting in all common areas (interior and exterior).

External Features & Leisure

• Outdoor Cooking: Traditional pizza oven near the pergola, portable charcoal/wood BBQ, and a dedicated food preparation area.

• Pool Area: Solar-heated outdoor shower and high-speed Wi-Fi coverage by the water.

• Outdoor Games: Badminton net (with rackets/shuttlecocks), lawn croquet, and Petanque/Boules set.

• Eco-Friendly: Photovoltaic roof installation with battery storage for sustainable electricity generation.

GARDEN AND POOL

The Swimming Pool The centerpiece of the estate is an exceptionally large private swimming pool (20 x 5 metres, with a uniform depth of 1.4m). It features elegant Roman steps for easy access and is surrounded by a beautiful local stone deck with atmospheric evening lighting. The pool area is equipped with premium sun-loungers, a shaded lounge area, and a solar-heated shower.

Pool Season: The pool is open from mid-May to the end of September. Openings in April or October are available upon request for an additional fee; please enquire for details.

Alfresco Dining Tenuta Pulceria offers two distinct outdoor dining experiences:

• The Main Pergola: A spacious 30sqm wooden pergola with direct access to the kitchen. It features a grand 3.5m table that comfortably seats up to 20 guests, complete with integrated lighting for evening dinners.

• The Stone Terrace: Located just outside the Studio, this second paved area features a magnificent 2-metre round stone table with cushioned stone benches, perfect for seating up to 12 guests.

Gardens & Grounds The villa is not fenced, it is surrounded by expansive, manicured lawns and a variety of intimate seating areas designed to capture the 360-degree views, the refreshing breeze, or the cool summer shade. The grounds include:

• Edible Garden: A dedicated herb garden next to the pizza oven and a flourishing orchard. Guests are welcome to enjoy seasonal mulberries, figs, apricots, plums, apples, and pears.

• Mediterranean Landscape: The estate is adorned with lavender, cypress trees, olive groves, and a majestic ancient oak tree overlooking the entrance courtyard.

• Atmosphere: In the evening, the external lighting accentuates the ancient stone walls, creating a truly magical backdrop.

Security & Privacy From the pool area, the picturesque ruins of a former country house (also part of the estate) are visible, adding to the historic charm. For the safety and security of our guests, this area is fully enclosed and separated from the pool and manicured gardens by a fence.

ACCESSIBILITY

The villa is easily accessible by the main paved road and the last 800 metres on unpaved road which may be uneven in some parts.

The property is not ideal for people with restricted mobility, except for the ground floor bedroom (only one step to bathroom). It is a good choice for families with children and gatherings of families or friends. Dogs may be accepted by exception subject to prior arrangement (extra cost 50 euros).

Airports – Perugia (45mins by car), Rome Fiumicino and Rome Ciampino (1hr45mins), Florence (2hr30mins) Pisa and Bologna (3hr)

Train – Orvieto and Orte (45mins), Narni-Amelia (30mins)

PETS

On request, preferably a small well behave d dog. Pet fee, 50 euros/week/pet

LOCATION

Umbria reveals itself as a breathtaking tapestry of rolling green hills, silver olive groves, and ancient vineyards, all dotted with medieval castles and timeless hilltop towns. Ideally situated in Central Italy between Rome and Florence, the region is a treasure trove of history, art, and architecture, home to world-renowned cultural gems such as Perugia, Assisi, Orvieto, Spoleto, and Todi. Nature lovers will find further inspiration at Lake Trasimeno, Italy’s most expansive lake after Como, located just an hour from the estate.

The region’s cultural heritage is matched only by its extraordinary culinary tradition; food enthusiasts can indulge in local delicacies such as truffles, golden olive oil, wild asparagus, and porcini mushrooms, all perfectly paired with the prestigious Sangiovese and Sagrantino wines found in the many excellent local restaurants. The climate remains pleasantly mild throughout the year, with crisp winters and warm, sun-drenched summers averaging around 25°C. Throughout the seasons, Umbria comes alive with prestigious cultural events—most notably the Festival dei Due Mondi in Spoleto and Umbria Jazz in Perugia—alongside a vibrant calendar of folk festivals and antique markets that transform its historic squares into lively centers of Italian life.

EXPERIENCES & ACTIVITIES

Art, Gastronomy, and Adventure

• Cultural Discovery: Guided city tours through the historic gems of Umbria and Tuscany, including visits to prestigious international art and music festivals or local antique markets held in charming town squares.

• Gourmet Experiences: Indulge in private in-house chef services, professional cooking classes, or guided truffle hunting excursions followed by a themed lunch.

• Taste of the Land: Exclusive wine tours through local vineyards and cellars, gourmet tastings of artisan olive oil, cheeses, and cured meats, or expert-led foraging walks for mushrooms, wild asparagus, and edible herbs.

• Outdoor Adventures: Enjoy guided hikes and nature walks through surrounding forests, white-water rafting, or scenic bike tours followed by a gourmet picnic prepared by a local chef.

• Sport & Wellness: Within a 10–15 minute drive, you can access professional tennis courts, horseback riding trails, and luxury spa resorts. For families, there is a nearby sports center with a waterslide park.

• Children’s Activities: Memorable experiences designed for younger guests, including pizza-making classes, donkey trekking in the mountains, farm visits, and local outdoor adventure parks.

• Seasonal Winter Fun: During the colder months, explore the nearby mountains with snow-shoe trekking or cross-country skiing.

RENTAL RATE - minimum stay 1 week with Saturday changeover day, preferably

Includes:

 • Professional property manager • Welcome pack and toiletries • Weekly sets of linens and towels • Final house cleanings • Weekly cleanings Saturday, normally) for reservations of 2, 3 or 4 weeks • Utilities (except for heating) • internet Wi-Fi  • Air-conditioning

Does not include (otional services):

• Heating, if used, will be metered and paid locally • Extra services (Chef service, extra change of linen and towels) • preferably a small well behave d dog. Pet fee, 50 euros/week/pet

Events: Tenuta Pulceria is a magnificent venue for weddings and special celebrations. Events involving external guests may be held within the villa and its expansive gardens by prior arrangement. To ensure a seamless experience, professional event planning, catering, and additional accommodation at a nearby Country House are available upon request. For larger gatherings, a bespoke event fee may apply based on the number of guests and the type of celebration.

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