7 bedrooms palace, 790 m²

Arrone, Terni (province)

Historic palazzo to renovate in the heart of an ancient village in the Valnerina, just 6 km from the Marmore Waterfall. It offers 718 sqm of saleable floor area across four levels, plus two storerooms of 37 and 35 sqm. The property features large rooms, period details and views over the Nera Valley.

Geographic position
Palazzo Nobile nel Castello is located in Arrone, a characteristic village of the Valnerina, perched on a rocky spur and surrounded by green hills dotted with woodland, cultivated fields and olive groves. The historic centre, perfectly preserved and listed among Italy’s Most Beautiful Villages, is a maze of stone alleys and panoramic viewpoints overlooking the Nera Valley. The property is set on the outer edge of the ancient settlement, enjoying open views over the valley and immediate access to the village’s amenities, ideal for everyday needs.

The Valnerina is one of the most appreciated areas of Umbria for nature and cultural tourism: authentic villages, hiking trails and the proximity to the Marmore Waterfall, one of the most impressive in Europe, make this valley lively and rich in attractions throughout the year.

The location is convenient and easy to reach, offering quick access to the main towns of Umbria and central Italy: Terni (13 km) in about 20 minutes, Spoleto (28 km) and Rieti (38 km) in just over half an hour, Todi (59 km) in under an hour and Orvieto (91 km) in around one hour and fifteen minutes. Rome, 115 km away, can be reached in approximately 1 hour and 20 minutes.

The nearest airport is Perugia, 78 km away (about one hour by car), while Rome’s Ciampino Airport (132 km) and Fiumicino Airport (149 km) can be reached in roughly one hour and a half.

Description of buildings
The property comprises the large building, with a commercial area of 718 sqm spread over four levels, as well as two independent warehouses measuring 37 and 35 sqm respectively.

The property is in need of renovation and the current rooms have internal layouts that can be redefined during the restoration phase, according to the needs and plans of the future owner.

Ground floor
- Entrance hall
- Large living room
- kitchen
- dining room
- study
- three bedrooms
- bathroom
- three storage rooms.

Mezzanine floor
- Storage room.

First floor
- Large living room with access to a characteristic small balcony that ends like a small bridge on the building opposite
- four bedrooms, one of which has a terrace
- two large attics
- bathroom
- storage room.

First basement floor
- Six large cellars
- A room with independent entrance and small outdoor courtyard of about 10 square metres
- An additional room with independent entrance, adjacent pantry and small outdoor courtyard of 14 square metres.

Second basement floor
- Large cellar with access to an exclusive outdoor area of about 105 square metres
- two additional cellars, both with independent entrances from the outside.

The surface area is calculated on the basis of the net floor area including internal partitions and increased by 10% for load-bearing walls.
The surface area of the terraces, which is calculated separately, must be added to the total surface area.

State and finishing
The building, which requires complete renovation aimed at structural consolidation and restoration of the original surfaces, retains considerable historical charm, with spacious rooms, high ceilings and a succession of decorated halls that reflect its original elegance.

Built in stone and brick and perched directly on the cliff overlooking the winding course of the Nera River, the residence is spread over several levels, connected by internal passageways and architectural elements of great character.
The finishes include antique terracotta floors, walls covered with period wallpaper, vaulted ceilings decorated with pictorial motifs, original solid wood doors and stone or brick fireplaces. The result is a series of rooms rich in character that authentically evoke the history of the building.

The lower level houses the ancient cellars, which rest directly on the living rock, characterised by evocative rooms and the presence of an archaic stone trough. The main floor, on the other hand, features a characteristic terrace, a small turret and reception rooms overlooking the valley. The old kitchen, with wooden beams and a large traditional fireplace, and the study with built-in shelving and wall niches, have remained virtually unchanged over time.
The property is completed by two storerooms/pantries with independent entrances and a small garden connected to the cellars, elements that enrich the architectural composition of the complex.

The material and architectural quality of the building, combined with the presence of original historical elements, offers an extraordinary basis for restoring the building to its former glory, enhancing its identity and unique character.

External areas
The building has two terraces measuring 8 and 13 sqm, overlooking the interior of the village, ideal as intimate outdoor spaces. To complete the property, a rare private garden of approximately 104 sqm, accessible from the cellars, offers an exclusive outdoor area that is particularly valuable for a residence located in the heart of a medieval historic centre.

Use and potential uses
Thanks to its elevated position overlooking the village and its articulated layout across several levels, the palazzo offers a wide range of possible uses.
The generous interiors, reception rooms, historic fireplaces and traditional service areas make it ideal as an elegant private residence, combining historic charm with substantial living spaces.
The property also lends itself to cultural or hospitality-related projects: the proximity to the Marmore Waterfall and to the nature trails of the Valnerina — one of Umbria’s most appreciated areas for outdoor activities and unspoilt landscapes — enhances its potential for boutique accommodation, cultural initiatives or high-end hospitality concepts.
Its strategic location, well connected to Terni, Spoleto, Todi and Orvieto, and easily accessible from Rome, further broadens the range of development opportunities, making the palazzo a rare property distinguished by authenticity, character and long-term potential.
The size and structure of the building also allow for the creation of mixed-use spaces, combining private living areas with portions dedicated to hospitality or other functions.