Crespina – Pisa Hills, Tuscany

Nestled among the rolling hills of Pisa, where time seems to have stood still, lies Villa “Il Poggio”
— an authentic Renaissance masterpiece embodying five centuries of Tuscan history, nobility, and
art.
This extraordinary estate includes the Main Villa, a private Chapel attributed to Michelangelo
Buonarroti, and several historic farmhouses set within more than 100 hectares of agricultural
and woodland grounds.
A long tree-lined avenue leads to this timeless place — a property that doesn’t merely tell history
but makes it come alive, with original frescoes, monumental halls, and architecture that reflects
the grandeur of the noble families who once owned it.
The Main Villa, spanning approximately 3,500 sqm across three floors plus a basement, features
an impressive vaulted entrance hall once used by horse carriages. This central axis connects the
main courtyard to the vast rear park, dominated by a monumental double staircase.
Inside, the interiors reveal exceptional details: the grand reception hall with coffered ceilings, the
frescoed dining room painted by Giovanni Battista Tempesti in 1776 with marine scenes and
trompe-l’œil views, the historic stone kitchen, and majestic tuff cellars with four underground
tunnels built during wartime to connect various parts of the hill.
Opposite the villa stands the private Chapel of St. Francis of Assisi, still consecrated today,
believed by historian Giovanni Mariti to have been designed by Michelangelo Buonarroti.
This sacred building, perfectly integrated into the architectural complex, gives the estate a unique
aura of spirituality and prestige — a symbol of elegance, devotion, and historical continuity.
The property also includes two significant rural buildings:
- Il Casermone, an imposing 16th-century farmhouse of approx. 1,000 sqm with dovecote
towers and over 4 hectares of adjoining land.
- Filicheto, a historic 860 sqm building in the village of Crespina, suitable for residential or
commercial use.
The estate is subject to heritage protection under Italian Law 1089/1939, safeguarding its
exceptional cultural and artistic value.
Here, “restoration” means preservation, not modernization — protecting the soul of the place and
maintaining the authentic beauty of an era that cannot be replicated.
Every room, fresco, and architectural detail invites visitors to embark on a journey through time
— an aesthetic and emotional experience that only true Tuscan heritage can offer.

Location & Accessibility

Crespina, in the heart of the Pisa Hills, offers a strategic and central location:
just 5 km from the Florence–Pisa–Livorno expressway, 20 km from Pisa International Airport, 25
km from the Tyrrhenian coast, 35 km from Livorno, and 75 km from Florence.
It’s the ideal base to reach Tuscany’s most iconic destinations — Pisa, Lucca, Volterra, San
Gimignano, Siena, and Florence — while enjoying total privacy and breathtaking countryside
views.

Art, History & Cinema

Villa “Il Poggio” has been featured in several notable works, including Le Ville del Valdarno by
Maria Adriana Giusti, listed among the FAI’s “Luoghi del Cuore” (Places of the Heart), and hosted
important exhibitions such as Il Ritratto Storico del Novecento: 1902–1952.
It has also served as a film location for major productions, including:
– L’Amantide (1977)
– Il Diario di Matilde Manzoni (2002)
– N (Io e Napoleone) (2006)

Project Summary & Investment Overview

Investment Type:
Luxury Real Estate – Hospitality – Exclusive Events – Cultural & Cinematic Projects
Main Features:
- Main Villa: approx. 3,500 sqm on three levels
- Farmhouses and outbuildings: approx. 1,860 sqm total
- Agricultural and woodland land: over 100 hectares
- Private chapel protected by the Italian Fine Arts Authority

Redevelopment Opportunities:

- Luxury Wedding & Event Venue
- Boutique Resort and Fine Hospitality
- Film, Fashion, and Brand Experience Location
- Cultural Center, Private Foundation, or Experiential Museum

Economic Outlook & Development Concept (Indicative Values):

The overall investment projection of approx. €11,000,000 includes:
- Acquisition of the property: around € 4,000,000
- Restoration and redevelopment works: approx. €7,000,000, including:
o Conservation and restoration of the main villa with creation of luxury suites and
mini-suites
o Enhancement of the historic park, including 2–3 dedicated pools and wellness
areas
o Renovation of the two farmhouses with the option to:
 create guest rooms, restaurant, and event spaces
 or develop mini-apartments for sale or rental income

Revenue Potential:
Depending on the business model, the property can be leased for luxury events, private
ceremonies, film productions, or brand experiences, with rental rates reaching €30,000–€40,000
per day.
Assuming an average of 70 active days per year, the gross annual income could exceed
€2,100,000–€2,800,000, achieving a projected ROI within approximately 4 years, net of
management costs.

Competitive Advantages:

- A unique historical asset with global appeal
- Prime location with easy international access
- Multi-purpose potential: events, hospitality, culture, and art
- High profitability and brand-building value
- Opportunity to create a “Brand Estate” — an iconic landmark blending heritage and
modern luxury

Conclusion

Villa “Il Poggio” is far more than a luxury property — it’s a strategic cultural and financial asset.
It offers investors the chance to acquire a living piece of Italian history, perfectly suited to
become an international brand property generating prestige, emotion, and profit.
An extraordinary and unrepeatable opportunity in the heart of authentic Tuscany.

Asking Price

€ 4,100,000
Purchasing Villa ‘Il Poggio’ for €4,100,000 means acquiring a unique heritage of Tuscan history, art,
and prestige, ready to be developed according to the buyer’s vision. The price includes the historic
main villa, outbuildings, and over 100 hectares of land, with extraordinary potential for luxury
events, exclusive hospitality, or film productions.
The renovation and development estimates provided are purely indicative: the actual investment
will depend entirely on the intended use chosen by the buyer and the project decisions made.
They do not constitute any binding obligation. Here, an exceptional property is being offered, with
virtually unlimited possibilities, and any further development must be executed through qualified
professionals and dedicated teams focused on maximizing the estate’s potential.
Investing in Villa ‘Il Poggio’ means acquiring not just a property, but a symbol of elegance, culture,
and international economic potential, leaving the buyer free to transform it into a tailor-made
project capable of generating income and prestige

TENUTA IL POGGIO

The real estate complex known as the Tenuta consists of a main Villa with an annexed Farm, a private Chapel (place of worship) located in the square in front of the Main Villa, six farmhouses, and two residential or mixed-use buildings.
The estate extends over an area of approximately 100 hectares of agricultural land.

It is located near the town of Crespina, just 5 km from the Florence – Pisa – Livorno highway, 20 km from Pisa and its international airport, 25 km from the Tyrrhenian coast, 35 km from Livorno, and 75 km from Florence.

VILLA “IL POGGIO”

This villa has three above-ground floors plus a basement and is articulated into three distinct buildings.
The central body has a total covered gross area of approximately 2,500 sqm, divided as follows:

• 900 sqm on the ground floor used for accessory/rural purposes
• 1,600 sqm on the first and second floors, mainly residential, all in good maintenance condition

The two lateral buildings, with a total gross covered area of approximately 1,000 sqm, are mainly used for rural and/or accessory purposes.

Due to its historical and artistic importance, the Main Villa and the private Chapel are protected under Law No. 1089 of June 1, 1939 (“Protection of items of artistic or historical interest”).

The following historical information about the Villa and the Chapel is sourced from the book Le Ville del Valdarno (Edifir Publishing), authored by art historian Maria Adriana Giusti, former professor of restoration at the Polytechnic University of Turin and former official of the Italian Ministry of Cultural Heritage at the Pisa Superintendency (1980–1988), and from the official website of the FAI – Places of the Heart (www.fondoambiente.it):

The Villa dates back to the 16th century, with documentation traceable to 1561.
Initially built as a hunting lodge by the noble Pisan Lanfranchi family, who purchased the property in 1619, it was later expanded into an elegant noble villa.

Notable features still preserved today include:

• a grand vaulted carriage passage from north to south connecting two gardens, paved in “pietra serena” stone
• a double-height entrance hall with Volterra-style vaulted ceiling and a monumental twin-flight stone staircase
• a fully frescoed dining hall by Giovanni Battista Tempesti (1776) with marine view illusions
• a large central salon decorated in the 19th century with geometric panels and arabesques, featuring a coffered ceiling
• large tuff stone cellars with four wartime escape tunnels dug during WWII
• a long tree-lined avenue (Linden trees)

The Annexed Chapel, dedicated to Saint Francis of Assisi, also dates back to the late 16th century and was designed by Michelangelo Buonarroti, as reported by historian Giovanni Mariti, who saw the original drawings once kept in the Villa. The Chapel is still consecrated to this day.

The Villa is surrounded by gardens and agricultural land forming a single estate of about 9 hectares.

Until recently, the Villa was used as a wedding and event venue, as well as an art exhibition location, such as “Il Ritratto Storico del Novecento: 1902 – 1952” (source: exibart.com). It was also used as a film location for:

• L’Amantide (1977)
• Il Diario di Matilde Manzoni (2002)
• N (Io e Napoleone) (2006)
  (source: davinotti.com)

Current status: vacant — free of people and possessions
Status at deed transfer: vacant — free of people and possessions

PROPERTY “IL CASERMONE”

Located off Via Pinucci, this property has three above-ground floors with a total gross covered area of approximately 1,000 sqm, and 4.5 hectares of adjoining agricultural land.

The original structure dates before 1580, recognizable by its square dovecote towers, and was likely built in its current form between 1592 and 1619.
The interior was partially modified between the mid-19th and early 20th century to adapt to functional needs.

In the early 1800s, it was acquired by the Leoni family, owners of Villa Il Poggio, becoming part of their agricultural estate.
The building is recognized by the Belle Arti due to its elliptical oculi instead of standard windows.

Current status: vacant — free of people and possessions
Status at deed transfer: vacant — free of people and possessions

PROPERTY “FILICHETO”

Known as Filicheto, this is a mixed-use residential/commercial building with two above-ground floors plus a partial second floor.
It is located on Via Trento e Trieste, at the entrance of the town, with main access from civic numbers 6, 8, 10, and 12.
The total gross covered area is approximately 860 sqm.

Current status: vacant — free of people and possessions
Status at deed transfer: vacant — free of people and possessions

VILLA “IL POGGIO” – INVESTOR PROPOSAL STRATEGY

Crespina (Pisa) – Tuscany, Italy

1. POSSIBLE DESTINATIONS & DEVELOPMENT SCENARIOS

This 16th-century villa — with over 100 hectares of land and protected heritage status — is ideal for high-end redevelopment projects with economic and branding returns.
Below are the main strategic development options to present to potential investors:

1. Luxury Event Venue & Wedding Destination

• Restoration of the main villa for exclusive events (weddings, galas, receptions, private celebrations)
• Capacity for 50 to 250 guests
• Private consecrated chapel suitable for both symbolic and religious ceremonies
• Daily rental potential: €25,000 – €40,000 for high-end events
  Target: international wedding planners, luxury event agencies, luxury hospitality operators

2. Boutique Resort & Fine Hospitality

• Development of 15–25 luxury suites within the main villa
• Restoration of farmhouses for scattered hospitality, spa, fine dining or wine bar
• Ideal for experiential travel, cultural tourism and slow luxury
  Target: boutique hotel groups (e.g. Relais & Châteaux, Belmond, Auberge Resorts), family offices with hospitality interests, luxury real estate funds

3. Film, Fashion & Brand Experience Location

• Already used as a film set, easily positioned as an official branded location
• Suitable for fashion shows, product launches, photoshoots with high rental value
  Target: film production companies, luxury fashion houses (Gucci, Ferragamo, Valentino, etc.), brand experience agencies

4. Cultural Foundation or Experiential Art Center

• Ideal for those seeking to leave a cultural legacy
• Suitable for an art foundation or cultural center focused on Tuscan heritage, restoration, Renaissance arts
  Target: private philanthropists, cultural foundations, international cultural investors, public or ecclesiastical institutions

5. Mixed-Use Estate

• Combination of hospitality + events + agricultural/wine production + film location
• Offers maximum flexibility and diversified returns

2. IDEAL INVESTOR PROFILES

Here are the most strategic categories of investors and partners to target:

A. Family Offices & HNWIs

• High-net-worth individuals or families investing in prestige heritage assets
• Often driven by legacy and reputation as well as financial return
  Typical origins: Italy, Switzerland, France, UAE, USA, UK

B. Boutique Hotel Groups & Luxury Hospitality Brands

• Brands seeking unique new destinations in Tuscany
• Possible lease & operate or joint venture model
  Examples: Belmond, COMO Hotels, Six Senses, Rosewood, Aman, Relais & Châteaux

C. Film Production & Fashion Houses

• Interested in long-term brand estate partnerships or acquisition
• Potential for commercial, film, fashion show, corporate/brand activation use
  Examples: Gucci, Ferragamo, Bulgari, Prada, Cartier, Netflix Italy, Sky Studios

D. Cultural Foundations & Art Patrons

• Private or institutional entities interested in restoring heritage-listed assets
• Opportunities for tax incentives (Art Bonus, Tax Credits)
  Examples: Fondazione Cassa di Risparmio, Fondazione Prada, FAI, ecclesiastical entities

E. Experiential & Green Tourism Investors

• Startups and funds focused on sustainable luxury hospitality, wellness and agritourism
• Eligible for European cultural and regeneration funding
  Examples: ESG funds, Italian or Northern European luxury green investors

F. Heritage Real Estate Developers

• Developers specialized in protected historic assets and luxury restoration
• Capable of creating turnkey projects for final investors or hotel groups
  Examples: Tuscan and Lombard restoration firms, architects specialized in heritage

3. KEY SELLING POINTS

✔ This is not just a property — it is a cultural and brand asset
✔ Potential partners must be high-profile and financially solid
✔ The sale should be framed as a structured investment opportunity, not a “villa to refurbish”
✔ Every proposal must highlight:

• strategic location (between Pisa, Florence, Tuscan coast)
• unique historical and artistic value
• strong revenue potential (events, resort, film industry)
• Italian identity with global prestige appeal