Aan de grens van Toscane, prachtig vrij gelegen villa - Burbach Roycroft

On the Tuscany border, beautifully secluded villa

Pescia Romana
€ 1.645.000
240 m2
unobstructed view

More details

Breathtaking View from the Hilltop

Comfortable, modern, and sustainable: villa with Tuscany in the backyard

A plot of 3 hectares, situated in an agricultural environment, just on the edge of the Lazio region, with Tuscany almost within reach. A picturesque hilly landscape unfolds like a patchwork of fields, meadows, olive, and fruit orchards. You can smell the Tyrrhenian Sea. Scattered here and there, detached country houses emerge, often used by affluent Romans as their country residences. This is how it started for the current (Dutch) owners. In 2013, they had a villa built there in a sleek and modern architectural style, sustainable and equipped with all comforts. "It has become our dream home!"

View & Freedom

A long, paved driveway leads you to the top of the hill. After all, from a certain height, the view of the surroundings is optimal. You're living right on the border of Lazio, but the boundary with the well-known region of Tuscany runs through your garden, so to speak... In designing this country house, the focus was deliberately on this beloved region that has been inspiring artists for centuries. "We often sit in the small salon, adjacent to the pergola, the covered terrace. Just at the table, enjoying together the panorama that unfolds. The hilly landscape of Tuscany. And the sea. On clear days, you can look endlessly far away. And it's beautiful how the setting sun disappears behind the hills in the evening and colors the sky red. Or when the sunbeams fall on the hilltop of Capalbio, a medieval town. Fantastic every time. Yes, we will terribly miss that view. By the way, also the unparalleled freedom you have here." For the record: living here in the countryside is definitely not lonely. You find yourself surrounded by other like-minded individuals who cherish freedom and the good life. But they also regularly come together for some companionship. "In the evening, you see lights shining all around. So lonely? Absolutely not!"


The design is based on a sustainable mindset. The villa is excellently insulated and features triple glazing (with integrated sun blinds). Multiple heat pumps have been installed. One of them is connected to the underfloor heating system. "Underfloor heating, yes. Not an unnecessary luxury, because - although it doesn't freeze here - winter evenings can be chilly. You don't want to be cold. The bathroom floor heating is individually adjustable. You always want it comfortable there, right?" The pool heating is controlled by a second heat pump. Additionally, there's an air conditioning system that can both cool and heat. Each room has its own. The power for all equipment is supplied by solar panels.

Abundant Glass

Unlike the usual Italian housing tradition, this glass-rich villa is equipped with large windows and multiple sliding doors. With such a fantastic landscape, you want to be seamlessly connected. Sustainable aluminum frames and sliding doors have been chosen. These feature triple glazing with internally integrated Luxaflex sun blinds, remotely controllable.

Partly Within the Hill

The villa, consisting of two floors, is partially nestled within a hill. The basement, which receives ample natural light, is designed for sleeping, bathing, exercising, and working. The ground floor is for living, relaxing, cooking, and dining. With a focus on the Tuscan land, a large covered terrace has been built.


Livable Space

The ground floor is designed for comfort: living room, kitchen, and lounge room. This level is entirely covered with stylish dark blue mixed Mosa tiles from the Terra Maestricht series. A splendid combination with the sleek white walls, aluminum frames, and abundant glass.

Central Hall & Living Room

In the central hall, there's a wardrobe and a toilet space. The eye-catching feature is the sleek, inviting staircase to the lower floor. But more about that later. This hall provides access to the spacious living room, bright and inviting. Through a covered gallery, there's a direct connection to the guesthouse, which will be discussed further on. Let's return to the central hall, which gives way to the kitchen.

Kitchen-Living Space

Beautiful to the eye, practical in use. That's - in short - the sleek-modern Siematic kitchen-living space. The fronts are handle-less and finished in white high gloss. The countertop of the kitchen island is finished with stainless steel, and the rest of the countertop is made of Belgian bluestone. With Miele built-in appliances, you know it's excellently equipped. This includes the induction cooktop, combi-steam oven, oven, refrigerator, freezer, and dishwasher. A Quooker Professional tap completes the picture. For storing the food supply, the kitchen features a generous fixed pantry. The kitchen island has a cozy breakfast bar. Furthermore, the kitchen-living space is designed for elaborate dining with guests.

Adjoining is the lounge room. The room with the breathtaking view. It features a fireplace with built-in hearth. A sliding door separates it from the so-called 'pergola.' An expansive covered terrace. With the remotely controlled electric louvred roof, you can perfectly adjust the incoming sunlight. And if it rains, you'll stay comfortably dry. If the wind is a bit chilly early in the season, electric screens on both sides offer protection. A wide staircase of a few steps leads to the heated pool (with retractable cover).



As mentioned before, the basement is accessible via a stylish staircase from the central hall. We mentioned it already: the staircase between the two floors is an eye-catcher. The combination of natural wood, (safety) glass, and brushed stainless steel is of a visually pleasing design. The step lighting and anti-slip strips are convenient. In short, every detail has been taken into consideration...

Sleeping & Bathing

The lowest floor, except for the bathrooms, is entirely finished with a tasteful wood-look PVC floor. Nearly all rooms are equipped with underfloor heating. The front of the basement is open and glass-rich. As mentioned earlier, the rest of this floor is partially nestled within the hill. There are two spacious bedrooms, each with a stylish en-suite bathroom. The bathroom belonging to the main bedroom features a bathtub, a spacious glass shower enclosure, a wall-hung toilet, and a bidet. The custom-made vanity unit, finished in white high gloss and equipped with a double sink, showcases the craftsmanship of the interior designer. The floor is again finished with 'Terra Maestricht' tiles from Mosa. Off-white wall tiles are adorned with a border of mosaic tiles. A beautiful combination! The second bathroom has the exact same look. Here, too, we see a glass shower enclosure, a double sink with a vanity unit (high gloss white), a wall-hung toilet, and a bidet. A third room in the basement serves as an office and sports area. Through the wide sliding door, you have a view over the Tuscan countryside. The built-in closet wall is once again the work of the interior designer. In the basement, you'll also find a walk-in closet with space for an extensive wardrobe and a library. "There's also a separate laundry room where the washing machine and dryer are connected. Very convenient and practical!" The storage space on this floor, of course, does not have underfloor heating. An excellent storage spot for groceries. And for wine... Finally, in the technical room, which is accessible from the outside, the heat pumps are installed, among other things. Below ground level, there's a so-called intercapedine on three sides. Think of it as a wide covered corridor around the basement, except for the open front side.


Call it an annex, but the guesthouse certainly doesn't have that kind of appearance. It's connected to the main building via a spacious covered gallery in the same style. To be precise: connected to the aforementioned living room. The modern guesthouse is fully designed for a comfortable stay for your guests. It features a living area with a complete open kitchen, a spacious bedroom, and a nice bathroom. There's a terrace with the same magnificent view. Your guests have their own space and can be entirely self-sufficient if desired. At the same time, there's plenty of room in the villa itself to be together.


The villa with white plastered facades and a red tiled roof is a sight to behold. Before we forget: a carport is also part of this property. And a garden that seamlessly blends into the natural landscape. The planting is terraced, as if in steps, against the house. Surrounded by greenery and blooms, the villa looks even more beautiful. Further out, the plot is planted with around fifty olive trees. An olive grove, perfectly fitting for this landscape. An ancient cork oak stands as a silent witness to a distant past.

Secure Living

The camera-monitored grounds are fully fenced and can only be accessed through a remotely controlled metal gate. Naturally, there's an alarm system. The camera footage can be viewed from anywhere in the world through a smartphone. In the area around Pescia Romana and Montalto, there are more houses that are not continuously inhabited. This is why the local police keeps extra surveillance here. "In Pescia, we stay with an absolutely secure feeling, and at the same time, we can be in the Netherlands with peace of mind."


Pescia Romana

The town of Pescia Romana has around 2,500 inhabitants. It offers everything you need for basic living. There's a supermarket, a weekly market with fine local products. Pescia Romana is interconnected with the larger neighboring town of Montalto di Castro (8,700 residents). This town is just over a ten-minute drive from the villa. In Montalto, you'll find a health center with essential medical facilities like general practitioners, dentists etc. A hospital is located in Ortebello, reachable within half an hour by car.

"Pescia Romana itself is quite simple. But during the summer months, a lot is organized in the immediate surroundings," say the current residents. "And of course, you have the Mediterranean Sea within a maximum of ten minutes by car. The coast of Pescia Romana and Montalto boasts beautiful golden sandy beaches that stretch all the way into Tuscany. Umbrellas and sunbeds are available for rent. There are cozy bars, taverns, and restaurants. Not overly crowded, but rather sophisticated with guests from the Roman upper class."

"Furthermore, our house in Pescia Romana serves as a great base for exploring Italy. There's so much to see and do. Pleasant day trips within one or two hours' drive, but also close by. The region of Tuscany literally begins around the corner. With incredibly captivating cities like Florence, Siena, and Pisa. Sometimes we take a trip for a few days. To the Chianti region, for example, to taste wines and replenish our stock. And to enjoy good food. Simply put, it's about enjoying life. And that's exactly what you can do here."

Etruscan Land

In this part of Italy, especially in Lazio and Tuscany, the Etruscans have left their mark. From around 1100 BC, well before the Roman era, this was the domain of the advanced Etruscan civilization. You can taste their influences in cities like Tarquinia, Viterbo (also known as the 'City of Popes and Pilgrims'), Saturnia, and Sovana. In architecture, in museums. And what about the Vulci MusicFest at an archaeological site near Montalto? Modern music against the backdrop of Etruscan ruins. "Truly fantastic!"

The Maremma

Heading north from Montalto, along the coast, you can reach Orbetello in just over 20 minutes. This unspoiled coastline is called The Maremma and features unique flora and fauna. The town of Orbetello serves as the gateway to the beautiful Monte Argentario peninsula. For Dutch people, Porto Ercole might sound familiar, the port town where our royal family used to vacation in their summer residence 'The Happy Elephant'. The (posh...) golf course on Monte Argentario has 18 holes. Additionally, there are facilities for tennis, padel, and wellness.

Crater Lake, Tarot Gardens, Theater

Worth visiting is Lago di Bolsena, a large crater lake. "And then there's the Giardino dei Tarocchi in Tarquinia. The Tarot Gardens, designed by artist Niki de Saint Phalle. A very special park, a fifteen-minute drive from our house." Theater enthusiasts can indulge themselves right near the doorstep. "We were surprised to find out that Montalto has a large theater, Teatro Lea Padovani. Italian is the main language, which makes some parts of the program less suitable for us. Lectures, for instance, or cabaret. But we enjoyed music and dance performances by sometimes surprisingly big artists."


The region cherishes its (sometimes centuries-old) traditions and folklore. Have you seen them on TV, the picturesque Italian villages where residents and guests sit at long tables and enjoy meals together? Delicious local dishes. Pescia Romana is one of those villages, every summer. Christian festivals are also on the agenda, as expected in Italy. An incredible experience is the annual procession in the nearby city of Viterbo on September 3rd: La macchina di Santa Rosa. In honor of Saint Rosa, the city's patron saint, a colossal statue is carried up the hill by 100 young men (the so-called "facchino"). "An impressive spectacle!"


The area offers numerous sporting activities. Tennis, horseback riding, golf, and water sports. Cycling and hiking in the hills are also popular. At the Golf & Country Club Tarquino, there's a beautiful 9-hole golf course that you can approach from various angles. We've already mentioned the famous golf facility on Monte Argentario. And then there are the marinas along the coast characterized by a lively dynamic. The coastal towns are prepared for a variety of water sports. Sailing, surfing, diving, fishing, swimming.


The current (Dutch) owners choose to fly when they go to Pescia Romana. "Pisa is an option too, but we fly to Rome. And from there, it's about an hour and a half with a rental car to our house. Because, to be honest, you really need a car there. You want to go shopping, take trips, go to the beach." Driving from the Netherlands to Pescia Romana is quite a journey of almost 1700 kilometers. But the roads are good. Besides, you have your own car at your disposal. For those who stay longer in Pescia Romana, this is a great option.

Asking price € 1645000 K.K.
Status available
Acceptance in consultation
Kind of house villa
Building type detached house
Year of construction 2013
Construction Type existing build
Type of roof hipped-roof
Living area 240 m2
Volume 1622 m3
Plot size 30000 m2
Rooms 7
Bedrooms 3
Facilities alarm system, outdoor blinds, swimmingpool, AIRCONDITIONING, solar panels, natural ventilation, BUITENZWEMBAD
Exterior space
Locality unobstructed view, rural area
Storage space
Shed / storage inhouse
Garage inhouse

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