Roccagnano

Roccagnano is located in the most spectacular setting in the Umbrian hills over looking the celebrated Niccone valley.  The house accommodates a total of ten people in five double bedrooms.  There is a rental option for the whole property to be hired exclusively for eight people.  This is quite the most magical of properties and the perfect place in which to realise your Italian dream holiday.

Several doors and French windows lead from the spacious and impressively large outdoor terrace into the reception rooms on the ground floor of the house.

One of the French widows leads into the large sitting room which has comfortable chairs and sofas.  There is a satellite TV and a hi-fi system here for those guests that might possibly need a break from those lazy, hazy, balmy days around the pool and also a wood burning stove in the corner for those chillier autumn and winter evenings.

Another set of French windows leads out to a delightful little terrace that provides dramatic views over the Niccone valley.

The dining room is conveniently located between the sitting room and kitchen

The modern kitchen is well equipped with modern culinary facilities including dishwasher and washing machine and attractive wooden units. A door leads out from the kitchen onto the terrace.

A delightful little sun room leads off from the dining room with access to the outdoor terrace. This is a perfect place for quiet contemplation or a read of the holiday novel at any time of the day or evening.

Internal stairs lead up from the dining room to the first floor and a large landing off which four double bedrooms are located. Alternatively, you could take the external stone stairs that also lead up to the first floor via a small tiled covered terrace ~ somewhere from which to linger to watch the moon and listen to the nightingale before retiring to bed!

The master double bedroom is located at one end of the first floor with French windows that afford fantastic views over the surrounding countryside and the Niccone valley. The bathroom for this and another double bedroom has a separate shower and also a bath ~ a rarity in any rural Italian property.

The second double bedroom that shares the same bathroom as the master bedroom, is located on the other side of the landing.

The other bedrooms located on this floor are up a short flight of stairs from the landing at the other end of the house. One of these bedrooms has a double bed.

The other bedroom has two single beds which can be configured into a double if required. Both these bedrooms share a sumptuous bathroom with bath/shower.

The fifth bedroom has an independent entrance with double French windows from the outside terrace on the ground floor. It has a double bed that can be configured into two single beds if required. This is a spacious room with sofa, easy chair and its own private ensuite bathroom with shower. If guests are booking Roccagnano for 8 people only, this bedroom will be closed and will not be available.

The 12 metre swimming pool is situated on a terrace above the house. Mosaic tiles, an ecological cleaning system which is gentle to the skin and the eyes, a solar panel heating system, a plentiful supply of sun loungers and stunning views makes this an aquatic haven!

The prevailing comment from nearly all our guests that have had the privilege of staying at Roccagnano is the truly amazing terrace in front of the house.

This remarkable aspect of the property provides outstanding views over the surrounding countryside and is the perfect alfresco dining and sitting room.

There can be no better place to spend those last, or those first, few hours of a day on your Italian dream holiday than here on this terrace with either an early morning cappuccino or an evening sun-downer!

The garden is full of mature trees and bushes. Some of the banks and terraces are quite steep, which parents of very small children will want to note.

The property is surrounded by glorious countryside and the garden leads directly into some lovely walks ~ this is haven for those that enjoy the pleasure of hiking.

Roccagnano is located right on the top of the south facing side of the Niccone valley. There are no other houses in the immediate vicinity and its dramatic position ensures that there is total privacy and quietness at this lovely property.

Unlike many properties in such dramatic hill top locations there is a well maintained tarmac approach road. The last 300 metres is a gravel road which is in good condition and leads into the spacious gravel driveway of the property itself where there is ample parking for cars. This photo of the driveway also shows the un-restored barn that is currently used as a garden storage space and pool house!

This part of Umbria provides a perfect location for family summer holidays, not only for the long hot sunny days, but also because it is located close to some of the outstanding cultural treasures of central Italy. Assisi, Perugia, Gubbio, Cortona and Arezzo are all within a 60 minute drive or less and Florence and Siena are only about a 90 min drive away. In addition to these obvious attractions it is also a great winter destination as well and with central heating Roccagnano is a cosy place for those family Christmas holidays. Snow is not guaranteed, but it does occur!

Summary
Location
In north western Umbria in the Niccone valley near Lago Trasimeno.

Accommodation
Maximum Numbers of Accommodation:  Total of 10.  Option of 8 for lower price.
Bedrooms:  5 double bedrooms.  Three with double beds.  Two with an option of double or single beds.
Bathrooms:  3.  One with separate shower and a bath, one with a bath/shower and one with a shower.
Kitchen:  4 ring gas hob, electric oven, fridge, single sink, microwave and dishwasher.
Heating:  Central heating and a wood burning stove in the sitting room.

Facilities & Supplementary Information
Swimming Pool:  Breadth 6 metres. Length 12 metres.  Shallow End 1.4 metres.  Deep End 2.3 metres.  Roman steps at shallow end.  Exclusive use.  Solar panel heated.  Open at beginning of May; closed at end of September.
House Telephone:  Yes.
Mobile Phone reception:  Good.
Laundry Facilities:  Washing machine.
Satellite TV & DVD & Video:  Yes.
Radio/CD Player:  Yes.
BBQ:  Yes.
Toys for Children: A selection of toys is available for small children.
High Chairs: Two high chairs for small children are available.
Fans in bedrooms.
Approach Drive:  A 300 metre white track leads from an asphalt surface public road to the entrance of the property.
Parking:  There is plenty of space for cars to park on the premises.
Animals / Pets on or near Premises:  None.
Linen & Towels:  Linen and towels are provided and these will be changed for clean ones at the end of each week.
Towels for Swimming Pool Use:  Yes.
House Book:  A comprehensive house book is provided.
Assistance:  The key holder lives close-by and is on call to help for those unusual events and circumstances that cannot be resolved by reading the house book.
Extra Cleaning Available:  On request when reservation is made.  Price on application.

Rental Facts
Currency for Payment:  GBP sterling.
Weekly Rental Price:  Detailed prices are available on request from Italian Encounters.
Price Grading:  Medium for 8 people.  Higher for 10 people.  Please see Properties Home Page for the definition of this grading.
Rental Basis:  Self-catering.  The whole property will be for the exclusive use of one group.  If the fifth bedroom is not rented it will be closed.
Rental Periods:  Available all year round for a minimum of 7 nights with changeover on Saturday.
Rental Restrictions:  No Pets.
Included in the Rental Price:  The rental price includes all taxes, the consumption of electricity, gas and water (for normal general usage), the use and laundry of bed linen & towels and final cleaning.
Not Included in the Rental Price:  Telephone, central heating, or any other requested services.
Breakage/Cleaning/Security Charge:  None.  All breakages should be reported to the key holder.
Extra Costs:
Central Heating & Logs: Euro 30 standing charge.  Euro 30 per day.
Telephone: At cost.

Distances
Approx Driving Time in hour / minutes from Local Airports:  3 from Pisa.  2.5 from Rome, Pescara & Bologna.  2 from Ancona & Forli.  1.5 from Florence.  40 minutes from Perugia.
Approx Distance in kms to Nearest Town or Village with Shops:  7 to Niccone.    8 to Mercatale. 11 to Umbertide.
Approx Distance in kms to Closest Restaurants:  2 to Girasoli & La Chuisa in Molino Vitelli.  7 to Locanda Nonna Gelsa in Niccone. 10 other restaurants within 15 minutes drive.
Approx Distance in kms to Nearest Motorway Exit:  12 to Umbertide exit of E45.
Approx Distance in kms to Major Cultural Towns:  26 to Cortona.  30 to Gubbio.  36 to Perugia.  39 to Assisi.  90 to Siena.  120 to Florence.  200 to Rome.

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