Plinius N° 036 | Private Family Estate

users 8 bed 4 bath 3

A stunning villa rebuilt on the ruins of a medieval defensive tower of the Estate. It is almost impossible to find a view as enthralling as this. The gorgeous infinity pool and the spectacular roof terrace offer stunning panoramic views that will remain carved in your memory.

The Estate

The villa is part of one of the most exclusive private country estates in Italy, owned by the same family for generations. Renowned for its thousands of hectares of immaculate woods and olive groves, and for its superb valleys, lakes, and rivers.

Its history dates back centuries and is intertwined with the rich cultural and agricultural heritage of the region. The estate has roots that can be traced as far back as the 11th century when it was owned by the Papal States (under the direct rule of the Pope). Over the centuries, the property changed hands multiple times, with various noble families and aristocrats taking ownership. It served as a place of residence, agricultural center, and symbol of power and influence.

During the Renaissance period, the estate flourished under the patronage of the powerful Del Bufalo family. They transformed the property into a thriving agricultural estate, cultivating vineyards, and olive groves, and producing renowned wines and olive oil. The Del Bufalo family's legacy is still evident today in the estate's commitment to viticulture and olive cultivation.

In the 20th century, the estate was passed into the hands of the Papi family, who continued to preserve its historical significance and enhance its beauty.  Alessio and Carlotta Carabba Tettamanti have spent the past 12 years converting parts of the estate into a project celebrating everything that’s glorious about the green heart of Italy. They dedicated themselves to the restoration and preservation of the estate's architecture, including the medieval castle and its surrounding buildings, blending the past with modern amenities. Today it is the perfect place for a relaxing and tranquil holiday, offering a high level of privacy, comfort, and elegance. 

The Watchtower 

The tower was originally built in a strategic position on the top of a hill overlooking the valley of Monte Tezio and the castle of Murlo. The villa has a fantastic position with stunning and amazing views across the spectacular countryside with its olive trees and green valleys. This idyllic and rustic scene has changed little since the XII century when it was originally built.


One spectacular super king-size bedroom, with a spacious en-suite bathroom and access to the roof terrace and 360° panorama of the Estate

One bedroom with 2 bunk beds (sleeps 4)  and a spacious en-suite bathroom

One superb king-size bedroom with, a spacious en-suite bathroom with shower and bath 


Outdoor area

Large private heated pool (6m x 15m x 1,5m deep with built-in steps) with a Jacuzzi system on pool stairs. The pool is heatable. A Thermal pool cover is available.

Sun-beds, chairs, and parasols available around the pool

Outdoor dining table and sofas with parasol in front of the living room of the villa

Roof terrace

Barbecue area with table and chairs seating eight and parasol

Private fenced and landscaped garden

Pergola by the pool


The Surroundings

Umbria is one of the smallest regions in Italy, but it is very rich in history. With its picturesque hilltop towns, enchanting landscapes, world-class food, and wine, artistic heritage, and cultural treasures, Umbria provides a serene and authentic experience. There is so much to discover, from tours with local guides to truffle hunting or experiencing the timeless romantic beauty of Umbria from a unique perspective in a hot air balloon. 


Extra Services

A dedicated staff will make your visit as pleasant as possible. Daily maintenance and cleaning are provided to ensure the highest standard for your holiday. The Concierge staff will be at your disposal and pleased to assist you in each step of your holiday: they will help you in planning your stay, arranging activities, and providing you with nice tips to fully experience your holiday and discover the area. The staff will be ready to solve any problems, ensuring that everything runs smoothly and that you will have a memorable experience. 


Plinius Loves

The attention to detail and service are of the highest standard: flawless!

You will feel as if you were staying in the home of a special friend which you will never want to leave

The estate's history is a tapestry of the people, cultures, and traditions that have shaped it over the centuries

The luxury of having dinner delivered right to your doorstep or enjoying complimentary chauffeur service to and from the main house to Il Caldaro, the Estate’s fine dining restaurant


Nearest Airport 

Perugia, San Francesco d'Assisi Airport Airport 20 min. | Florence 1:45hr |  Pisa or Rome, 2:30 min. 

Contact: Do you have any additional questions,  please do not hesitate to contact us at:

Prices & availability


A deposit of 30% of the reservation sum is requested upon reservation. The remainder must be paid no later than 6 weeks before the start of your stay. When booking within the 6-week period, the total reservation sum must be paid immediately. In case of cancellation more than 6 weeks before the start of the stay, 50% of the deposit will be returned. In case of cancellation within the period of 6 weeks no refund will take place. We therefore recommend a cancellation insurance.

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Prices 2023 | Price transparency: Plinius is completely transparent about the prices, we do not charge a booking fee or add any additional charges. 

Peak season: 24 June  - 02 September  | Min. stay 7 nights | € 13.000 * per week

High season:  1 April  -15 April  |  20 May  - 24 June |   2 September -  7 October    16 December - 6 January  | Min. stay 7 nights | €12.800* per week

Mid season 07 January  - 1 April 15April - 20 May  |  7October  - 16 December   | Min. stay 7 nights | € 12.500*  per week

*All Inclusive

*Minimum stay in peak season: 1 week (from Saturday to Saturday)

A minimum stay and daily prices are on request for other seasons.

Included in the price: 

All the utilities (Electricity, water, villa heating)

Unlimited use of high-speed Wi-Fi internet access

Concierge Service from 9 am to 7 pm. Available for emergencies outside of hours.

Maid Service every day between 9.30 am and 1.30 (6 days a week excluding Sundays and public holidays). Extra maid service is available on request at an extra charge

Full gardening and pool cleaning service

Pool heating is included at a standard temperature on request in peak season only. In high season it is not included and it is based on consumption. Pool heating is not available in mid-season.

Weekly linen and pool towels change if guests stay for 2 consecutive weeks or more

Change bathroom towels twice per week.

Shuttle service to/from the Estate restaurant Il Caldaro (available every day for dinner time prior to reservation) for up to 8 people maximum. Multiple round trips per villa are NOT available.

15% discount on the Antognolla Golf green fees and a 5% discount on Golf Shop

End-of-stay cleaning

Welcome hamper with Nespresso Capsules and Estate products (please consider that the villa is self-catered but we are glad to include an initial provision of bottled water, coffee, tea, sugar, cooking and table salt, olive oil, and coffee capsules upon arrival).

Pre-stocking service available on request

Soaps, shampoos, and shower caps in every bathroom. Dish soap, paper towels, dishwasher tablets, and washing up liquid provision upon arrival.

Toilet paper, Kitchen sponge, and garbage bags will be provided by our staff throughout your stay (please note that that the garbage will be serviced by our staff during maid service)


Additional costs:

Security Deposit: € 1.500  The deposit will be fully refunded upon departure when there is no damage/other issues

Tourist Tax: This tax is €1.50 per person for the first two nights and €0.75 per person for the third night, for a total of €3.75 per person. Children up to 14 years old are tax-exempt.

Late check-in: After 8 p.m. but no later then midnight. Fee: €150

Extra Information: 

Roads: To reach the villa there is 3 km of white gravel road. Please note that the roads are in good condition but occasionally steep and with little stones as all the country roads (Strada Bianca), so they are not suitable for low-height cars. We usually advise a to rent a 4x4 (just because driving would be more comfortable) but neither our staff nor our usual guests ever rent it, unless they have their own. As a matter of fact, even if the roads are white gravel roads, a standard car is usually more than enough.

Request at  the Concierge: Personal laundry service, Meals and cooking, Shopping service, Experiences, and sporting activities

Cradle, child’s high chair, and baby bathtub on request 

Pets allowed by no cats 


Contact: Do you have any questions, or if you like to combine other destinations and properties within the area for your travel itinerary? Please do not hesitate to contact us at:

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Airconditioning Airconditioning
Fireplace Fireplace
Parking Parking
Personal care products Personal care products
Swimmingpool Swimmingpool
Wifi Wifi
bath bath
washing machine washing machine

Eco sustainability

Appliances Class A Appliances Class A
Car-free access Car-free access
Eco activities Eco activities
Eco-friendly Eco-friendly
Local economy Local economy
Recycling Recycling
Regional food Regional food
Towel change request Towel change request