Verified Review icon check navigate-up navigate-left navigate-right expand mail svg-lightning svg-24hr svg-house svg-sleeps svg-bedrooms svg-bathrooms svg-stay svg-toilet calendar svg-report-flag pet-dog svg-multiunit Default Owner Icon heart-filled Family icon
Book Online or call HomeAway Booking Assistance +44 (0) 800 917 5992
Book Online or call HomeAway Booking Assistance +44 (0) 800 917 5992

Pianciano-Ancient hamlet with spectacular view on countless olive trees - LA ROCCIA

Bedrooms 3
Space 1,722 sq. ft.
Property type villa
Minimum Stay 3 - 5 nights




LA ROCCIA, (sleeps 6) is composed of: a) ground floor: large living room with fireplace, kitchen, 1 bathroom with shower; b) first floor: 1 double bedroom, 2 twin bedrooms, 1 bathroom. Shaded terrace to dine 'al fresco'. Separate utility room with washing machine and iron table. Large playroom with tennis table. BBQ. Swimming pool (about 40 x 20 feet), dressing room, bathroom with shower, sunbeds. Wifi, broadband. Mobile telephone. All the appliances are state-of-the-art and in a perfect working shape. All our outdoor property (olive grove, park, pool, etc.) is 100% accessible to our guests.

About the property


In a secluded valley, within a huge olive tree estate, Pianciano is a stone hamlet built in the 15th century. It is dominated by the magnificent villa Paradiso, built at the end of 1600. In the hamlet, three accurately restored and furnished cottages are perfect for a peaceful holiday, in the 'green heart of Italy'. It is possible to rent from one 'room with a view' for a romantic holiday up to the all hamlet (max 21).Swimming pool 12x6, dressing room. The guardians will take care of any problem during your staying. Self catering accommodation. Also breakfast, dinner and wooden oven pizza on request. Cooking lessons. Tour guide, wineries tour, wildlife guide.Wifi, broadband in all houses and in the pool area. Steam bath, minispa. Mobile phone and pc at your disposal. Pick up from and to airport.

Also close to Rome and Florence, Pianciano is ideal to visit jewels of architecture and art like Spoleto, Assisi, Bevagna, Todi, Bevagna and Montefalco. Wineries tours, olive oil and truffles tasting. Also ideal for a relaxing holiday, in the peace of its lovely garden and surroundings.

Genuine, all-Italian product shopping: Pure olive oil, meat by the farm butchery and truffles (in season) are available for purchase at the estate farm.

Household-staff: Custodians on spot. Fenced property. Extra cleaning on request. Dinner on request. Wooden-oven pizza cooking on request. Cooking lesson (Italian traditional, Umbrian traditional, pizza, cous.cous).

Added amenities : Besides great furniture and efficient, state-of-the-art appliances the house provides a fully equipped kitchen and a phone line with a modem-jack. Properties are detached from each other. Room, privacy and comfort are ensured.

More Details

Property Manager
Francesco Bachetoni
Member since: 2007
Speaks English, French, Italian
Response time:
Within a few hours
Response rate:
Calendar last updated:
2 August, 2018

About Francesco Bachetoni

My profound link with Spoleto and this beautiful area goes back to my roots, as my ancestors lived in Umbria since 1500. Pianciano and the estate were bought by my greatgrandfather in 1911 and the property still belongs to our family. I am a civil engineer with a master at the MIT, Boston. Even if i live in Rome and have been working abroad for many years, I like to spend my free time at Pianciano. Horseriding and taking care of the property are the most relaxing activity during holidays.

Francesco Bachetoni purchased this villa in 2013

Why Francesco Bachetoni chose Spoleto

The medieval hamlet of Pianciano needed restoration. I decided to give the hamlet a new life! I love to share the pleasure to stay at Pianciano with other people, and to let them know Umbria and Spoleto. We know a lot about historical buildings, art, shops and restaurants, and we can give good advices, even if sometimes we still learn from our guests. When possible, I take our guests for a tour in our family house, Villa Paradiso. Recently restaured, has a frescoed ceiling ballroom, and a collection of paintings and art objects. It gives an idea of Italian taste for art in a private home.

What makes this villa unique

Pianciano is unique for its atmosphere, the peace of the garden, the quietness, and the spectacular view on the olive grow (some 11.000 trees). Enjoy the beauty of the surroundings, the taste of the traditional cooking, the authenticity of an unspoilt location. Relax in the panoramic swimming pool after the hammam. The feeling of being in continuity with the past brings an incredible energy to face the challenges of the future.

Guestbook comments from the manager

A beautiful property in a wonderful location. Both were beyond my expectation. [The Donegans] - Faut-il d'abord mentionner la splendide rénovation ou l'hospitalité? Un endroit d'exception! [P. & E. Wunsch] - Votre proprieté possède un ame. Vous et votre familie lui avez rendu l'élégance, fidèles à son passé et elle se retrouve dans votre facon d'accueillir. Grace à vous, nous ne nous sommes pas sentis des consommateurs mais nous avons apprecié le gout et l'authenticité de vos amenagements, avons été très sensibles à vos conseils de visites dans la région, à vos petites attentions... [Les Fontaines] - My days here have been marvelise and every thing gorjuse and very comfortable and the dog down the street is lovely [Elizabeth Hallgreen, age 8] - We have had a wonderful relaxing stay in your villa. The facilities and furnishing are both beautiful and excellent throughout. We will be back soon. [The Caldwells]. Great stay, great people, great environment. Not to be missed! [J & L Parker].
Nov 2007
  • 1 of 1

Available Rentals

Enter dates for accurate pricing


Rates to be intended for the whole apartment. Heating, weekly and/or final cleaning and general expenses (water, electricity, wood for the fireplace, barbecue,use of steambath and bikes) included.
No other charges apply. Please inquire for more-than-2-weeks stay special. 10%discout on the second week (not in July and August)
Extra cleaning, dinner, laundry, babysitting: on request.


Accommodation and facilities for this holiday villa in Spoleto in Province of Perugia

Property Type:
  • villa (detached)
  • Self-catering
  • Housekeeper Optional
Floor Area:
  • 1722 sq. ft.
House Rules:
  • Max. occupancy: 6
  • pets considered
  • children welcome
Location Type:
  • mountain
  • rural
  • Family
  • Historic
  • Basic Soaps
  • Computer Available
  • Fireplace
  • Firewood
  • Hair Dryer
  • Internet
  • Linens Provided
  • Mosquito Magnet
  • PC
  • Parking
  • Sunbed
  • Telephone
  • Towels Provided
  • Washing Machine
  • Wireless Internet
  • 4 Ring Stove
  • Dishwasher
  • Freezer
  • Grill
  • Oven
  • Refrigerator
  • Dining Room
  • seating for 6 people
  • 2 Bathrooms
  • Bathroom 1 - Toilet , Bath with Shower , Bidet
    Bathroom 2 - Toilet , Shower Enclosure , Bidet
  • 3 Bedrooms, Sleeps 6
  • Bedroom 1 - 1 Extra Lg. Double Bed , 1 Large Double Bed
    Bedroom 2 - 1 Double Bed
    Bedroom 3 - 1 Double Bed , 1 Cot
  • Double bedroom with latex mattress and linen sheet. Duvet pillows.Extra bed or cot can be added.
  • Audio Tape Player
  • DVD Player
  • Ping Pong Table
  • Satellite / Cable
  • Television
  • Video Player
  • Balcony
  • Beach Towels
  • Bicycles
  • Child's Swing
  • Garden
  • Barbecue
  • Terrace
  • 2 bicycles
  • 6 garden chairs
  • 6 deck chairs
  • Long-term Renters Welcome
  • not suitable for elderly or infirm
  • wheelchair inaccessible
Pool / Spa:
  • Outdoor Pool
Onsite Services:
  • Daily Maid Service
  • Private Chef
  • Staff
  • churches
  • cinemas
  • forests
  • museums
  • restaurants
  • ruins
  • winery tours
Leisure Activities:
  • bird watching
  • eco tourism
  • horse riding
  • outlet shopping
  • scenic drives
  • sight seeing
  • walking
Local Services & Businesses:
  • Babysitter
  • groceries
  • hospital
  • laundrette - serviced
  • massage therapist
Sports & Adventure Activities:
  • cycling
  • fishing
  • freshwater fishing
  • mountain biking
  • mountaineering
  • rafting
  • swimming
  • tennis
  • whitewater rafting
Children and pets welcome. The hamlet provides a very safe environment for children, which are free to go around.In the hamlet live two dogs, three cats, two horses, poultry. Children can collect egg themselves. Farm products on season. The house is not accessible to wheelchairs and infirm persons because of the stairs (inside and outside). Large playroom. Discreet and attentive custodiand on spot.


Exceptional! 5/5 -
(20 traveller reviews)

100% Complete
0% Complete
0% Complete
0% Complete
0% Complete
average rating of 5.0 based on 21 reviews

Totally fabulous

  • 5 of 5

We enjoyed a wonderful week at this beautiful property, with terrific hosts who happily and graciously went the extra mile. We look forward to a return visit to this glorious part of the world and the stylish comfort of Pianciano.

  • Review Submitted: 10-Aug-2017
  • Date of Stay: July 2017
  • Source: HomeAway
Did you find this review helpful?
0 0

We Want To Come Back!

  • 5 of 5

Claudia and Francesco were lovely hosts; our accomodation was perfect; the swimming pool glorious in the heat; and the views of the valley stunning. we collected eggs daily from the hen house and also had full access to the vegetation garden. Claudia and Fransceso provided great guidance on places to visit in the area and Francesco even gave us a private tour of his family home - this was a highlight of our stay. we are busy plotting and scheming to see how we can return to this fabulous destination sometime soon!!

  • Review Submitted: 11-Jul-2017
  • Date of Stay: June 2017
  • Source: VRBO, from HomeAway
Did you find this review helpful?
0 0

Wonderful experience

  • 5 of 5

Incredible place, gracious hosts, a wonderful time!

  • Review Submitted: 08-Jul-2017
  • Date of Stay: June 2017
  • Source: VRBO, from HomeAway
Did you find this review helpful?
0 0

Beautiful property and excellent hosts

  • 5 of 5

We couldn't have asked for nicer hosts! Claudia and Francesco welcomed us with homemade lasagna and a bottle of wine as well as a basket of fruit, vegetables, eggs and homemade jam. The location was perfect for visiting many of the the Umbria hill towns and the pool was very refreshing after a long day of exploring.

  • Review Submitted: 25-Jun-2017
  • Date of Stay: June 2017
  • Source: VRBO, from HomeAway
Did you find this review helpful?
0 0

Peaceful home away from home

  • 5 of 5

Fantastic property and such lovely hosts. Very relaxing. Accommodation is very well appointed, and great places to find olive oil, pasta, wine, coffee, etc are all nearby. A little gem!

  • Review Submitted: 03-Sep-2016
  • Date of Stay: August 2016
  • Source: Owners Direct, from HomeAway
Did you find this review helpful?
0 0
North Carolina

Best vacation spot ever

  • 5 of 5

We stayed in "Il Cipresso" at Pianciano last spring. The location, house, and hospitality were amazing. Our biggest regret is that we only stayed 3 nights - not at all long enough to enjoy the area Pianciano. Francesco and Claudia, as well as everyone else there, were so welcoming and gracious. They even helped us get our luggage back to Rome when we had a misunderstanding with our car rental (apparently a "full-size van" is not quite the same in Italy as the US!). We had four adults and three children (ages 4, 10, and 12) and all agreed unanimously that this was our favorite stop on our trip. It's a great place for kids and my youngest loved the daily visits from the resident dogs. The pizzas prepared in the stone pizza oven by a chef was one of the many favorites of our stay. The house had everything we needed and more - a well-stocked kitchen, washing machine, comfortable beds, firewood since the nights were chilly and gorgeous views of the surrounding countryside. Spoleto and Assisi were easily accessible by car from Pianciano and beautiful towns to visit. We managed to get the olive oil and honey made at Pianciano safely home and we savored it as long as possible. Instead of planning which new place we will travel to next, we have all decided that we would rather go back to Pianciano and stay for longer - or forever!

  • Review Submitted: 02-Dec-2015
  • Date of Stay: February 2015
  • Source: VRBO, from HomeAway
Did you find this review helpful?
0 0


Nearest Airport
45 Kilometres
Nearest Barpub
6 Kilometres
Nearest Ferry
200 Kilometres
Nearest Golf
45 Kilometres
Nearest Train
11 Kilometres
Nearest Motorway
30 Kilometres
Nearest Restaurant
1 Kilometres
Passo d'Acera
Nearest Ski
50 Kilometres
Forche Canepine
Nearest Beach
200 Kilometres
Conero (Ancona)
Car: necessary

Spoleto, one of the most beautiful Medieval towns in Italy, welcomes you with its stunning landscape made of olive trees and hills, its many works of art, its traditional warmth and excellent wine and cooking. The very heart of Umbria, from here you can conveniently reach the most important art cities in Central Italy. (Rome, Florence, Assisi, Bevagna, Montefalco, Perugia ). At Pianciano, enjoy total quiet and relax in the lovely garden , with 80 different antique roses. Steam bath, minispa. Wifi in all houses and pool area. Cookery lessons, dinner prepared on request. Pizza night in the medieval wooden oven. Nice trattoria at walking distance.

Other Activities: Natural and typical product shopping. Crafts. Gourmet restaurants. Wineries tour. Best cashmir wool products factories. Worldwide-famous art and music festivals (Festival di Spoleto, Umbria Jazz, Medieval Festa delle Gaite in Bevagna, Medieval Giostra della Quintana in Foligno).