A Restored Hamlet of Distinction in the Hills of Emilia Romagna

Nestled amidst the undulating landscapes of the Bolognese Apennines, just a few kilometres from the charming town of Zocca in the Province of Modena, this captivating luxury relais represents a rare opportunity within the high-end property market of Emilia Romagna. Comprising 2 exquisitely restored buildings and set within just under 5 hectares of private land, the estate enjoys an enviable position in a territory once marked by medieval castles and historic battles between Modena and Bologna. Today, that storied past lingers only in the romantic silhouettes of ancient fortifications crowning distant hilltops.
Immersed in unspoilt nature and embraced by sweeping views across the rolling Bolognese hills, the property offers an atmosphere of serenity and refinement throughout the year. The air is pure, the silence restorative, broken only by the gentle rhythm of the seasons. This is a place where luxury is defined not merely by architectural excellence, but by space, privacy and the privilege of living within a landscape of extraordinary beauty.

The Main Building

Extending to approximately 540 sq.m. over three floors, the principal farmhouse was completed in 2020 and reconstructed in accordance with the most advanced anti-seismic regulations. The project achieves a masterful balance between conservation and innovation: the architectural language respects the rural heritage of the original structure, while introducing contemporary elements such as expansive windows and a striking modern metal staircase. The result is a harmonious dialogue between past and present, perfectly integrated into the magnificent natural surroundings.

Ground Floor:

The ground floor, distinguished by multiple French doors opening directly onto the external terracing, hosts a vast multifunctional hall ideally suited to conversion into a refined restaurant dining room. The space is complemented by two guest WCs, one of which is fully accessible for disabled visitors. Adjacent lies a dedicated area of approximately 30 sq.m., fully prepared for the installation of a professional kitchen.

While conceived for hospitality purposes, this level could equally be reimagined as an impressive private living space for a large family seeking generous open-plan interiors. Completing the floor is a self-contained apartment with independent external access, comprising an open-plan living room with kitchen and dining area, one bedroom and a bathroom.

This unit lends itself to multiple uses: accommodation for service staff, housing for restaurant personnel, or an additional income-generating apartment alongside the six units located in the second building.

First Floor:

An imposing architectural metal staircase leads to the first floor, where the private quarters unfold. A breathtaking double-height living area of approximately 100 sq.m. opens before you, incorporating lounge, dining space and provision for a further kitchen installation (systems already in place). Spectacular panoramic windows frame uninterrupted views across the surrounding hills, flooding the interior with natural light. A corridor leads to 2 bedrooms, each with en-suite bathroom, as well as an additional guest bathroom.

Second Floor – Attic:

Ascending the monumental staircase once more, the second floor accommodates a further room, currently fitted out as a third bedroom with its own private bathroom.

The building is equipped with underfloor heating powered by a heat pump, with provisions in place for air-conditioning units in the principal rooms.

Additional features include mechanical ventilation, a desalinated water system, alarm installation, and latest-generation aluminium window frames fitted with mosquito screens and internal blackout blinds.

The structure is fully insulated and entirely anti-seismic.

Environmental sustainability has been central to the project: a photovoltaic system of 50 panels generates approximately 15 kW of electricity for the residence, complemented by three additional panels dedicated to domestic hot water production. The estate therefore ensures minimal environmental impact alongside maximum energy efficiency.

The Annex

The second building is a historic farmhouse of approximately 370 sq.m., meticulously restored during the same period. Every brick and roof tile has been carefully recovered, restored and reintegrated, while the structure itself has been rendered fully anti-seismic. The interior is characterised by a superb designer metal staircase which welcomes guests and leads to 5 of the 6 apartments composing the building.

On the ground floor are 2 fully equipped apartments, each comprising kitchenette, dining and living area, double bedroom and bathroom. The technical room, accessible externally, completes this level.

The internal staircase leads to the first floor, where a third apartment—currently used as a suite—is located.

The second floor houses the fourth and fifth apartments, both configured as spacious suites with the potential to create independent kitchen areas and fully autonomous living spaces.

Also on the first floor, with private external access, lies the sixth and most spacious apartment. Entered through an inviting portico, it comprises an open-plan dining room with kitchen and sitting area, a double bedroom with en-suite bathroom, and an additional storage room.

This remarkable piece of architectural heritage is served by an external boiler feeding traditional radiators. The interiors combine fine materials with refined contemporary design details, reflecting the owners’ passion for modern aesthetics seamlessly integrated within a historic shell.

The Land

The estate is surrounded by 48.298 sq.m. of agricultural land, entirely encircling the property and ensuring privacy, openness and extraordinary potential. The generous grounds provide ample space for the creation of a magnificent infinity swimming pool overlooking the breathtaking panorama.

A series of external terraces offer idyllic settings for al fresco aperitifs, sunset dinners and moments of relaxation shared with family and friends, immersed in the tranquillity of the Emilian countryside.

The Location

Situated in the hills near Zocca, south of Modena, the property occupies a strategic yet peaceful position within one of the most evocative areas of Emilia Romagna. The surrounding hamlets, rich in medieval castles and fortresses, form part of the renowned Unione Terre di Castelli, a territory celebrated for its cultural heritage and scenic beauty.

Despite its secluded ambience, the estate benefits from convenient access to Bologna Airport, the A1 motorway and major railway connections, making it easily reachable for both Italian and international travellers.

The region is equally famed for its culinary excellence: from traditional handmade pasta to the celebrated crescentina, also known as tigella, a local bread emblematic of convivial gatherings and authentic Emilian hospitality.

EPC : Ordered

Why Buy It
To reside here is to embrace a lifestyle defined by tranquillity, nature and refinement, without renouncing proximity to vibrant cities, cultural landmarks and gastronomic excellence. The property offers remarkable versatility: it may be developed as an exclusive boutique hotel or luxury relais, capitalising on the region’s strong tourism appeal, or enjoyed as an expansive private residence with independent guest accommodation, ensuring privacy for family and visitors alike.

This is a rare investment opportunity within Emilia Romagna’s prestigious property market, offering substantial development potential. An additional building volume—divisible into two future structures—may be realised should expansion of the hamlet be desired.

An exclusive retreat for those who seek authenticity, elegance and strategic connectivity in equal measure, this estate embodies the very essence of refined Italian living.

Distances
Closest Borgo with services: 5km

Zocca: 14 km

Train Station: 15 km

A1 Motorway: 20 km

Maranello: 30 km

Airport of Bologna: 37 km

Modena: 39 km

Bologna: 40 km

Imola: 80 km

Parma: 105 km

Firenze: 142 km

Verona: 150 km