Tuscan estate with restored villa, pool and annexes for conversion, for sale east of Siena near the Umbrian border. Among the ancient routes that connect Montepulciano and Cortona, in the heart of the Tuscan countryside yet close to all amenities, this distinguished Leopoldine country estate embodies the timeless charm of the region’s noble villas. Dating back to the XVIII century, the villa crowns its 9-acre grounds with an air of elegance and quiet authority, while its sweeping views and ancient stone façades speak to centuries of heritage. The estate is enriched by several evocative agricultural buildings, awaiting transformation into refined guest quarters or stylish living spaces. Together, they present a rare opportunity for those seeking either a private retreat to enjoy with family and friends or a hospitality venture. Finely restored in 2009, the villa offers 445 square metres of elegant interiors, framed by brick arches, exposed beams, and a harmonious blend of tradition and comfort, with air conditioning throughout. Its landscaped gardens, sunlit terraces in terracotta, and a stone pool create an atmosphere designed for both leisure and entertaining. The villa’s layout has been thoughtfully preserved for convivial living, with spacious halls, a professional kitchen, and staff quarters on the ground floor, while the piano nobile hosts five ensuite bedrooms opening from a classic central hall. Crowning the residence, a turret suite commands uninterrupted 360° views across the Tuscan countryside — a statement of prestige and romance in perfect harmony with its surroundings. Beyond the villa, the estate encompasses an additional 531 square metres within its historic agricultural buildings, each poised for conversion. Most remarkable among them is the former tobacco barn, with soaring interiors reaching eight metres in height, offering the potential to craft dramatic living spaces or an exclusive cluster of guest apartments. These annexes represent a unique development opportunity, enabling an expansion of the estate’s hospitality capacity to as many as 14–15 suites, a scale ideally suited to a luxury boutique retreat. The land offers a rare combination of lifestyle pleasure and agricultural opportunity, with an established olive grove of 100 trees already producing the region’s prized oil, while fertile arable land invites the creation of new vineyards. An estate where history, beauty, and opportunity converge, this villa stands as a rare jewel in Tuscany’s golden hills — a sanctuary of luxury and refinement in a location of timeless prestige.PROPERTY Ref: SIN3335Location: Bettolle, Province: Siena, Region: TuscanyType: a 9-acres Tuscan estate featuring a 445 sq m/4789 sq ft classic Leopoldine Country villa with turret finely restored with swimming pool, 4 former agricultural buildings totaling 531 sq m/5715 sq ft to be restored and converted into living quarters, either for private use or hospitality ventureYear of construction: 1700Year of restoration: 2008Land/Garden: 3200 sq m/0.8 acres of landscaped garden, 2 parking areas, and 3.4 hectares/8.4 acres of agricultural land including a 100-plant olive grove and arable land suitable for new vineyardsSwimming pool: 14x7m featuring a Roman-style step, Nicaragua stones, a paved sundeck and shaded cornersParking: 2 outdoor parking areas on the back of the villaUtilities: Fixed telephone network: availableInternet: availableHeating: LPG Water: mains city supply + 1 wellElectricity: availableWater waste: Imhoff tankAir conditioningLicenses Held: accommodation facilities (professional guesthouses, holiday homes and apartments, historic residences); Catering, Food and beverage service; Online and retail tradeUrban Planning Notes: Possibility for renovation, demolition, and faithful reconstruction of the annexes with a 30% increase in volume (max 100 m³ per annex). Permitted uses: residential, hotel, commercial.Distance from services: 400m - the property is in an extremely convenient location, with services only a few hundred meters away and the A1 motorway junction at few minutes driveDistance from main airports: Perugia 70km, Florence 115km, Rome 200kmLayout: Building A Main Villa - 445 sq m/4789 sq ft:Ground Floor: entrance hall, 2 living rooms, 1 dining room, 1 professional kitchen, 2 toilets, 1 staff room with 1 bathroomFirst Floor: entrance from a loggia into a living room, 1 double bedroom with ensuite, 4 double bedrooms all ensuite and fitted with open loft/mezzanineTurret Floor: 1 bedroom, 1 bathroomAnnexes:Building B 290 sq m/3,121 sq ft Former tobacco barn, located on the right side of the villa, and the main level features a double volume of over 8 meters in height suitable for conversion into residential or hospitality use, up to 4 self-contained apartments and a total of 6 bedrooms and 6 bathroomsBuilding C 31 sq m/333 sq ft Former shed, on one level, to be re-built or the volume used/added for reconstruction of other buildingsBuilding D 51 sq m/548 sq ft Deposit for agricultural machinery Building E 95 sq m/1022 sq ft Former Pigsty building, on one level, located on the left of the villa, to be restored and converted into a guest cottage with 2 bedrooms and 2 bathroomsUnderground 64 sq m/688 sq ft technical rooms located on the rear of the main villa