Tenuta San Masseo
Countryside agriturismo elevated to boutique resort. The bones are old — original farmhouse architecture preserved throughout — but the interior decor is contemporary and carefully styled. Feels intimate and residential rather than hotely. Very couples- and romance-focused, with a secondary lean toward weddings and private events.
Book the Cardinale Charme room for the floor-to-ceiling glass wall with the best direct city view
Why It Matters
Listed in the Michelin Guide and featured by Tablet Hotels. The unobstructed panoramic view of Assisi — floodlit at night — is genuinely one of the best hotel views in Umbria. The property also produces its own biological olive oil, which guests can taste, and harvest-season experiences (September through November) let guests pick olives by hand.
A completely restored farmhouse at the foot of Assisi, Tenuta San Masseo is a family-run boutique resort owned by the Carloni family for generations. It sits on five hectares of botanical park with a direct sightline to the medieval city and the Basilica of Saint Francis — the panorama is the whole point. Seven named rooms (all after olive varieties), a private spa with sauna, hammam and jacuzzi, an outdoor pool with views of Assisi, and more activity programming than most properties twice its size.
Where You'll Stay
7 room types available
Biancolilla Superior
Spacious and functional — the go-to choice in the Superior category for families or anyone needing extra space, sleeping up to 4.
35 sqmCardinale Charme
The room most guests want. The defining feature is a full glass wall that frames the Assisi skyline like a living painting — described as 'the main furniture.' King-size bed, contemporary styling, and a refined colour palette.
King · 35 sqmCerasuolo Superior
Described simply as 'romantic and surprising.' The most intimate of the Superior rooms, sized for two.
30 sqmFrantoiano Charme
Named after the Frantoiano olive. The signature feature is a private terrace with a full panoramic view of Assisi — the best outdoor perch on this room tier. For guests who want their morning coffee with the cityscape right in front of them.
35 sqmLeccino Suite
The most spacious room on the property — same square footage as Moraiolo but described as the single largest. Named after the Leccino olive variety.
45 sqm
Moraiolo Suite
The most private option on the property, with its own separate entrance. Two rooms: a bedroom with a romantic king-size canopy bed and a window framing the Basilica of Saint Francis, plus a living room with a sofa convertible to a double bed and a 60-inch TV. The double bathroom has both a modern shower and an elegant bathtub. Marble and travertine throughout.
King · 45 sqmMoresca Superior
The smallest room on the property. Warm atmosphere created through soft colours and natural materials. A solid choice for solo travellers or couples on a tighter budget who still want access to the full property.
28 sqmThe Property
Eat & Drink
4 venues on property
Restaurant
Spa & Wellness
Treatment Menu
On Property
How you'll actually spend your days.
Learn to cook classic Umbrian dishes in a hands-on class, then sit down and eat what you made with the group. One of the most social activities on offer.
Smaller focused course on making home-made pasta by hand, followed by a shared lunch.
E-bikes available to rent with guided excursions, secure parking, and mechanical assistance. Umbria has mountains, lakes and villages easily accessible by bike from the property.
On-site football pitch for informal matches — guests vs. guests, groups, families.
Guided hike up Monte Subasio, the mountain directly behind Assisi, with panoramic views across Umbria.
Riding lessons for all levels and guided horse walks along Francesco's Way (for experienced riders). Arranged via the property's equestrian connections.
Arranged off-site aerial experiences over the Umbrian countryside.
Available September through November. Pick olives by hand in the estate's own grove, then visit the mill for the pressing and taste the just-made oil. Lunch in the olive grove included.
Guests can harvest fresh vegetables from the estate's own biological garden and eat what they pick.
The estate's two resident dogs, Leone and Macchia, are available for genuine pet therapy time. Popular with families and anyone who needs a dose of four-legged joy.
Exclusive private use of the spa: sauna, hammam, jacuzzi, relaxation area with fireplace. All for your group only — no strangers sharing the space.
Outdoor yoga sessions in the garden facing the Basilica of Saint Francis, led by an on-call instructor.
Guided walk with info maps through the vines, ending with a picnic in the middle of the vineyard and a tasting.
Head out with truffle dogs to hunt the prized Umbrian funghi, followed by a tasting or lunch. One of the most requested guest experiences in the region.
Rent a Vespa to explore the Umbrian countryside at your own pace.
Guided visits to the most famous Umbrian wineries, combinable with trekking or e-bike tours.
Amenities & Practical Info
The details that matter for planning.
Available throughout the entire facility.
On-site bar for guests, also operating poolside during pool season.
Daily breakfast included in room rate. Served 8:30–10:30 AM. Room service breakfast available on request.
Elegant glass marquee on the wider estate that accommodates up to 300 guests for weddings, galas, corporate events, and private parties.
20,000 sqm of botanical gardens and park surrounding the property, with olive groves, vineyards, multiple scenic seating areas, and garden dining zones.
Select rooms are pet-friendly.
Non-smoking facility throughout. Designated smoking area outside.
Seasonal outdoor pool with a waterfall feature, direct views of Assisi, deck chairs, loungers, and umbrellas. Open 8 AM–8 PM. Pool and beach towels provided. Accessible to all ages.
In all guest rooms.
Available at reception.
Concierge service and tour desk at reception (open 8:30 AM–7:30 PM).
Shuttle service available at extra charge.
Electric vehicle charging available on site.
Ample private parking on site. No reservation required.
BUILD YOUR TENUTA SAN MASSEO PLAN
Rooms, dining, spa, and resort experiences — organized into one trip plan.
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