Villa Appia Antica
Roma-Roma-Lazio

Within the historic Tenuta di Fiorano, just minutes from the Appian Way and the center of Rome, elegant renovated villa portion, free on three sides with independent access, approximately 325 sqm, featuring a private park of 3,000 sqm, swimming pool, olive grove, and high-quality finishes. The property offers privacy, comfort, and a unique landscape setting within the Regional Park of the Appian Way.

Nestled within the stunning natural setting of the Tenuta di Fiorano – an exclusive estate belonging to the historic Boncompagni Ludovisi family – this property offers a serene oasis just outside Rome. Located only 20-25 minutes from the historic center (Aventine/Circo Massimo) and in close proximity to Ciampino Airport, the residence perfectly combines privacy, nature, and convenience.

The dramatic entrance, framed by towering cypress trees and a wrought iron gate, leads into a secluded and enchanting environment.

The stone and brick façades of the residence are adorned with climbing plants that transform the garden through the seasons: from blooming wisteria cascading along the walls to palms and yuccas that add a Mediterranean touch, as well as countless olive trees. This refined balance between nature and architecture makes the garden the beating heart of the property: a peaceful and beautiful retreat just minutes from the city but with the authentic soul of the countryside.

The villa portion, surrounded on three sides by a lush 3,000 sqm park, features a private swimming pool, expansive outdoor relaxation areas, and a small olive grove with approximately 40 trees. The interiors, spread across three levels, underwent an elegant renovation completed in 2008, emphasizing high-quality materials and residential comfort.

On the raised ground floor, there is a large, bright double living room with flooring made from reclaimed wood sourced from a historic chalet in South Tyrol, a spacious custom kitchen with a central island (enhanced by original black and white ceramic tiles from the Netherlands); the kitchen’s design masterfully blends retro style with modern touches and includes a double oven, a teppanyaki cooking plate, and all the amenities for those who love to entertain.

This floor also includes a dining room, a study with a fireplace, a bathroom, and a hallway.

The upper floor houses the sleeping quarters, comprising four spacious bedrooms – two of which feature fireplaces – and two bathrooms, one of which is en-suite in the master bedroom. All rooms offer enchanting views over the estate. This level is completed by a convenient small terrace.

The basement, accessible from the garden, contains a large storage room with a bathroom, ideal as a service space or hobby area.

State of repair

The property was completely renovated in 2008, with great attention to materials and living comfort. The interiors feature high-quality finishes, with selected solid wood flooring and designer inserts in an international style. The window frames have been replaced with high-efficiency double-glazed models, ensuring excellent thermal and acoustic insulation. The heating system has been upgraded with a high energy-efficiency plant and air conditioning is present in all rooms. The spaces are harmonious, well-distributed, and ready to be lived in without the need for further interventions.

Utilities

The property is equipped with all the essential services and advanced technological systems. It features a state-of-the-art high-efficiency heating system, complemented by a climate control system that ensures comfort throughout every season. All window fixtures are thermally insulated, while the entire estate is secured by electric gates and an advanced perimeter video surveillance system, guaranteeing maximum security. Utilities, including connections for water, electricity, and sewage, are fully operational. The property holds an energy certification class D.

Use and Potential Uses

This property is the ideal solution for those seeking a charming residence in contact with nature, yet not far from the city. The strategic location, combined with the exclusivity of the natural setting, makes the property perfect both as a main home and as a second residence for holidays or work. Additionally, due to its architectural value and evocative setting, it can easily become a prestigious venue or a high-profile investment for luxury holiday rentals. Thanks to its proximity to Rome and the tranquility offered by the Appian Way Regional Park, it represents a truly unique opportunity.

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 detailed insight into the urban planning and cadastral status of each asset. This due diligence can be requested by the client upon genuine interest in the property.