Price EUR 400.000
Sales Category luxury apartment
Dimensions The house is approximately 80sqm. The garden is approximately 85sqm. There are two private garages which measure 25sqm each.
Location Click here for location map
Rental Potential This property is currently not available on the holiday rental market. We are happy to provide more information about the rental market where it could fit.
Building project Click here
Sleeps 4
Bedrooms 2
Bathrooms 2
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Il Pettirosso

This cosy yet spacious apartment has been skillfully restored, fusing 14th century features with 21st century comfort

Il Pettirosso is a rich jewel of a property, nestled in the pretty snail-shell streets of Panicale, one of Umbria’s oldest and most beautiful small towns.

The house has kept many of its original features, including the cotto floors that date from the 14th century. The old ceiling beams have been restored and, painted white, they are cosy and rustic, giving a sense of the building’s history, while also being bright and light and exposing the wonderful height and shape of the rooms. Other traditional features include the marble splashback in the kitchen, basins carved out of old stone and contrasting copper-coloured taps that provide a warm tone, highlighting the beautiful raw materials of each.   

The property’s unexpected delight is the large garden accessed through French windows from the kitchen or by external steps. It contributes to the year-round appeal of the house, providing a beautiful outside space that can be enjoyed throughout the spring and summer. Inside, the cooler months are made cosy with a log-burning stove, while a spacious and modern kitchen, a small study, two double bedrooms, two bathrooms and a characterful mezzanine currently furnished with a giant floor bed, invite you to want to spend time here.

Il Pettirosso’s central location, just moments from Panicale’s shops, bars, restaurants and even a small theatre, offers a friendly community on the doorstep, while other hilltop towns, the Umbrian hills and Lake Trasimeno are close by.   



There are two spacious double bedrooms. The main one has a walk-in wardrobe and an en-suite bathroom. The second bedroom is accessed from the living room.


The en-suite has a freestanding bath while the second bathroom has a walk-in shower and a beautiful old marble basin.


The kitchen and living room are open plan and form the heart of this property. Fully renovated, many of the room’s original features have been maintained such as the fireplace, the white-washed beams and the terracotta floor tiles. Two metal plates protect the floor in the kitchen area and a marble splashback offers form and function, as does a worn butcher’s block. There is space for a dining table and French windows bring light into the whole room and lead out to the garden where there is further space for meals outside.

Living room

The living room and kitchen form a single light and spacious room, accessed from the stairs or the garden. The original fireplace is part of the kitchen and a wood-burning stove adds cosiness to the living room. The original cotto floor spans the entire space and its beautiful aesthetic informs the feel of the whole property. French windows lead from the kitchen area to the garden and are a source of lots of natural light in the room.

Other rooms

There is a perfect space for a desk in a small study that catches the morning light and leads up to a mezzanine overlooking the kitchen and living room. The mezzanine has the same whitewashed ceiling beams and lots of natural light. It is currently used as a sleeping area with a huge floor bed. The property has two garages, one of which is used for off-street parking. The other one is currently used as a workshop. It has vaulted ceilings and would make an ideal yoga studio or gym.



The beautiful big garden is accessed by private steps from the street or through French windows from the kitchen. A romantic and also practical space, it currently has two large central flowerbeds separated by a brick path and planted with roses, an apricot tree and other shrubs, plants and trees. Some of the town’s ancient wall forms part of the garden and there are two potting sheds that can be kept as they are or renovated. There is even a vine that produces table grapes, space for a large dining table, a pergola with a beautiful sink under it and a separate room currently used as a laundry room. The size of the garden means that a hot tub or a small pool such as a tadelakt plunge pool could be added that would fit well with the feel of the rest of the property.


The house has mains electricity and gas. There is an under-floor heating system, radiators in the bathrooms and a wood-fired stove for extra warmth. All the windows are double-glazed and have mosquito nets. The garden has an automatic irrigation system.


Class G

Other features

Direct environment

Il Pettirosso is located on one of the ancient small alleyways in the centre of Panicale. The main square is a minute away on foot and there is even a small theatre close by.

Property Management


The mentioned price is the last asking price for the property in its current state, excluding all interior and garden furniture, before it was committed to be sold by mid March 2022.


Click map for detailed location


There are good restaurants, bars, a post office and basic amenities just moments from the front door. Other towns nearby include: Città della Pieve (13km), Paciano (18km) and Castiglione del Lago (14km). Lake Trasimeno is 25km away.


The nearest airports are: Perugia [PEG] (45km) with direct flights from Rotterdam [Transavia], Brussels [Ryanair] and London [BA and Ryanair]; Florence [FLR] (115km); Rome Fiumicino [FCO] (180km); and Rome Ciampino [CIA] (225km). Train: The nearest train station is at Chiusi (22km), where car rental is also available. Road: The A1 motorway exits closest to the property are at Chiusi (20km) for Florence and at Fabro (25km) for Rome.


Il Pettirosso is within easy reach of several towns and cities in both Umbria and Tuscany that are steeped in culture and full of fabulous shops, restaurants and an abundance of art, including: Castiglione del Lago (15km); Cortona (30km); Montepulciano, which is famed for its wine (30km); Perugia (40km); Assisi (55km); Deruta (55km); Gubbio (55km); Todi (75km); Montefalco/Bevagna (85km); Siena (90km); Spoleto (102km); Florence (115km); and Rome (180km).

Leisure & activities

There are beautiful walks directly from the property. Lake Trasimeno with its beach and watersport facilities is 20km away, while for golfers, there is an 18-hole course at Golf Club Perugia in Ellera Umbra (35km) or nine-hole Golf Course Lamborghini closer to home at Panicarola (7km).



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