Free on four sides and spread over two levels, the property extends over a total area of approximately 235 sqm.
On the ground floor, renovated in 2000, there is a welcoming entrance leading to a large living room equipped with a pellet air stove, a functional kitchen, a bathroom, a master bedroom, a study, and a technical room.
An internal staircase leads to the first floor, renovated in 2004, where a spacious eat-in kitchen opens up, characterized by large windows that offer a pleasant view of the outdoors. Also on the first floor are a living room with an air thermo-fireplace, two master bedrooms, a bathroom, and a storage room with a mezzanine.
Both floors are equipped with hot/cold split systems, ensuring comfort throughout all seasons.
An external staircase provides access to the non-habitable attic of approximately 99 sqm, useful as storage space.
The estate is completed by a plot of land of about 1960 sqm, within which there are numerous outbuildings: a detached annex with an oven, kitchen, and laundry room, a garage, a beautiful pergola with a cellar in the semi-basement, an enclosed canopy, and a former stable, ideal for conversion according to needs.
This is an ideal solution for those seeking a spacious home, already divided into two functional units, immersed in the tranquility of the Umbrian countryside yet close to amenities.
STATE OF REPAIR
The house is in good overall condition and is ready to be lived in immediately!
Both floors have been renovated, with the ground floor in 2000 and the first floor in 2004, maintaining a simple and functional style.

UTILITIES
The water supply of Villa Bertoni is ensured by a private well approximately 20 meters deep, providing excellent self-sufficiency.
The systems are updated and well-maintained, featuring integrated heating solutions such as a pellet stove powering the radiators, a thermo-fireplace with air circulation, and hot/cold splits, ensuring year-round comfort.
The kitchens are powered by external gas cylinders.
The window frames are aluminum with double glazing.
Additionally, there is another well, 12 meters deep, supplying the drip irrigation system in the vegetable garden.

USE AND POTENTIAL USES
Thanks to its layout on two functionally separate levels, the house is ideal both as a main residence for a large family and as a bifamily solution or hospitality business such as short-term rentals or B&B. The surrounding land, with existing outbuildings and spacious outdoor areas, offers further development opportunities: vegetable garden, garden, and relaxation area. The quiet but not isolated location makes it perfect for those seeking a peaceful retreat in nature without sacrificing proximity to services.

LOCATION
The property is located in the Piana area, about 5 km from Castiglione del Lago, in open countryside, close to main services. Castiglione del Lago is an Umbrian town on the shores of Lake Trasimeno, one of the most beautiful villages in Italy, a few kilometers from the Perugia-Bettolle highway junction and bordering the provinces of Siena and Arezzo. It is approximately 40 km from Perugia, 70 km from Siena, 120 km from Florence, and 180 km from Rome. Nearby are artistic cities such as Assisi, Cortona, and Montepulciano. The closest airport is Perugia. Castiglione del Lago also has a railway station.

LAND REGISTRY DETAILS
The Great Estate group conducts a thorough technical due diligence on every acquired property through the seller’s technical expert. This process allows us to gain an in-depth understanding of each property's urban planning and cadastral status. This due diligence can be requested by the client upon expressing genuine interest in the property.

OWNERSHIP DETAILS AND EVENTUAL CONTRACTUAL OBLIGATIONS
The property is in the name of a natural person.