Villa 12 sovrum, 979 m²

Valfabbrica, Perugia (provins)

In a panoramic hillside position between Assisi and Perugia, a property complex of approximately 1,361 sqm of commercial space, including a main villa, multi-purpose rooms and guest accommodation. The property comprises a total of 13 bedrooms and 16 bathrooms, a swimming pool and 1.7 hectares of private land with olive grove.

Geographic position
Villa Morning Star is set in a private and panoramic hillside position, nestled among the rolling hills between Valfabbrica and Assisi.
The nearest town is Valfabbrica, the main local centre for everyday services and amenities, located just 3 km away and reachable in approximately 5 minutes by car.
Assisi, one of Umbria’s most iconic towns for its history and spiritual heritage, is about 10 km away (approximately 17 minutes by car). Perugia is around 24 km away and can be reached in about 25 minutes, while Gubbio (34 km) is within roughly half an hour’s drive, and Passignano sul Trasimeno, on Lake Trasimeno, is approximately 50 km away.
The closest airport is Perugia International Airport, located about 19 km away (less than 20 minutes by car). Florence Amerigo Vespucci Airport can be reached in approximately 2 hours (186 km), while Rome Ciampino and Rome Fiumicino airports are at distances of about 198 km (around 2 hours and 10 minutes) and 215 km (approximately 2 hours and 20 minutes) respectively.

Description of buildings
The property comprises a main villa, two separate guest accommodation areas, three spacious multi-purpose rooms, several ancillary rooms, a small outbuilding adjacent to the swimming pool used as changing rooms, and a further outbuilding used as storage.
The total commercial surface of the complex is approximately 1,361 sqm, in addition to porches and terraces.

Main Villa – approx. 540 sqm over three levels
5 bedrooms – 8 bathrooms

Ground floor
- Entrance hall with small external porch (approx. 4 sqm)
- Two rooms used as kitchens
- Dining area
- Four large living rooms
- Study
- Two bathrooms.

First floor
- Bedroom with en suite bathroom and 49 sqm terrace
- Bedroom with en suite bathroom and 34 sqm terrace
- Large multi-purpose room of approx. 73 sqm, also with independent access.

Second floor
- Three bedrooms, all with en suite bathrooms.

Multi-purpose Rooms – approx. 240 sqm
4 bathrooms
Located next to the main villa and accessible both internally and independently, this area includes two large multi-purpose rooms of approx. 125 sqm and 51 sqm, a storage room and four bathrooms.

Guest Area 1 – approx. 235 sqm
6 bedrooms – 6 bathrooms
Developed below the multi-purpose rooms, this guest area comprises:
- Five independent bedrooms, each with en suite bathroom and access to a long 48 sqm covered porch
- One independent apartment with entrance, kitchenette, dining area, bedroom and bathroom, with access to a 20 sqm covered porch.

Guest Area 2 – approx. 61 sqm
2 bedrooms – 2 bathrooms
Also adjacent to the main villa, this further guest area is arranged over two levels and includes two independent bedrooms, both with en suite bathrooms.

Ancillary Rooms – approx. 153 sqm
1 bathroom

Basement level
- Storage room
- Utility room
- Bathroom
- Two technical rooms
- Warehouse
- Deposit

Ground floor
- Two rooms housing heating systems
- Boiler room.

Outbuilding 1 – Changing Rooms – approx. 26 sqm
2 bathrooms
Located next to the swimming pool, this small outbuilding includes two changing rooms with two bathrooms, one of which is suitable for disabled access.

Outbuilding 2 – approx. 106 sqm
Divided into two rooms, both designated as storage areas.

The stated surface areas are calculated on the basis of net usable floor space, including internal partitions and increased by 10% to account for load-bearing walls.
The surface area of porches and terraces is calculated separately and is not included in the total commercial area.

State and finishing
The origins of the property complex date back to the 14th century, with the presence of a watchtower dating to the 1300s.
The most recent restoration involved the entire complex and allowed for a careful and functional recovery of the buildings, adapting them for continuous hospitality and training use, while fully respecting the original structures.
The finishes reflect choices that are consistent with the character of the property and the Umbrian context. Interiors feature terracotta and ceramic flooring.
Ceilings alternate between traditional exposed wooden beams with terracotta tiles and more linear solutions, particularly suited to the common areas and rooms intended for collective activities.
Exposed stone masonry characterises both the exterior façades and several interior spaces, contributing to an authentic yet functional atmosphere.
The windows and doors, made of wood and aluminium, represent a solid and appropriate choice for the period of the restoration, ensuring durability and harmonious integration with the architecture of the complex.

External areas
The property extends over 1.7 hectares of fully enclosed land. Access is via an electric gate leading to a well-organised and functional internal driveway.
The green areas surrounding the buildings are well maintained and thoughtfully arranged, with lawned areas, perimeter hedges and landscaped spaces connecting the various structures. The garden is equipped with an automatic irrigation system.
The swimming pool is one of the focal features of the outdoor areas. Generously sized at approximately 16 × 7 metres, with a maximum depth of 2.40 metres, it is PVC-lined and blends naturally into the garden setting. The pool area is surrounded by spacious sunbathing areas, screened by hedges to ensure privacy.
The land also includes approximately one hectare of olive grove.

Use and potential uses
Thanks to its overall size, the layout of the spaces and its environmental setting among the hills in the heart of Umbria, just a few kilometres from Assisi, Villa Morning Star lends itself to a variety of uses, both private and hospitality or educational in nature.
The presence of a main villa, large multi-purpose rooms and numerous independent guest bedrooms makes the property particularly suitable for those wishing to combine private residence, creative activities and hospitality. The complex could be ideal, for example, for an artist or a creative collective seeking dedicated spaces for production, studios, workshops and retreats, with the possibility of accommodating participants and collaborators in a private, nature-oriented setting.
Similarly, the property is well suited to being used as a centre for wellness-related activities, yoga, meditation and holistic disciplines, thanks to the spacious multi-purpose rooms, the tranquillity of the location and the availability of outdoor areas that can be enjoyed throughout the year, including the swimming pool area.
The configuration of the complex allows for flexible management, making it possible to keep part of the property for private use while dedicating another part to hospitality or activities, without interference between the two.
Alternatively, Villa Morning Star may be envisioned as a prestigious private residence or as a mid to high-end hospitality property with a clearly defined identity, oriented towards experiential, educational or retreat-style stays.