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Villas near Todi - Umbria

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Santi Terzi crowns hilltop San Gemini, a perfectly scaled, virtually untouristed village in southern Umbria with shops and a selection of restaurants. Neighbouring hill towns include Todi, 15 minutes, Amelia, 25 minutes and Spoleto, 30 minutes. Spectacular Roman ruins at Carsulae, 5 minutes. Perugia and Assisi can be reached in under 1 hour. Cars are barred from most of San Gemini's streets; access to the palazzo involves steps and steep inclines.

Getting There

Airports nearby:

Airports: Rome, 1 hour 30 minutes.

By Car:

Motorway exit at San Gemini Fonte, 15 minutes, with paved roads leading to the village. Parking for three cars along a shared drive below house or in public lots five minutes away. Cars are barred from most of San Gemini’s streets; access to the palazzo involves steps and steep inclines.

By Train:

Railway station at Terni, 15km/10 miles. Bus stop in San Gemini to local towns and villages see link for times and destinations http://www.prosangemini.it/en/traspubb.php.

Prices & Live availability

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Rental options (Size of the party):
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NB. are available for parties of different sizes and priced accordingly - select your option above. For smaller parties, the unoccupied rooms or guesthouses simply remain empty or are closed and you will always have exclusive use of the villa and pool.

What's included and not included in your rental charge

Your rental might include some Staff & Services. Our free Concierge can help add-on any extras you require:


  • Weekly rent.
  • Services included (1).
  • Credit card service charges.
  • Hot and cold tap water.
  • Garden and swimming pool maintenance.
  • VAT
  • TN&M Concierge Service
  • 24/7 Emergency Service
  • A weekly cleaning and change of bed linen on Saturdays (2).
  • A weekly change of bath towels on Saturdays (2).
  • A weekly change of swimming towels on Saturdays (2).

Not included

  • Telephone (outgoing phone calls).
  • Flights and car rental.
  • Travel insurance.
  • Transfers to/from airports.
  • Extra services available on request.
  • Use of swimming pool out of season.
  • Tourist tax.

Facilities and utilities

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(1) Please note that, when included in the price, maid service does not include laundry service. If you require any laundry services please advise us prior to your arrival at the villa, payable locally in Euros.

Verified reviews by FEEFO

A live feed of reviews collected independently from our clients by Feefo

product comment
Always a lovely stay at Santi Terzi. Michele is warm and welcoming. Daniela is a fabulous cook, and Paola takes great care of the villa.
service comment
Continued service improvement The Concierge Services have improved significantly over the past few years.
Mrs Jane Guillette
United States
product comment
This is beautiful palazzo, of grace, elegance and charm. It is light, spacious, unspoilt, and was a delight to live in for a week. We found many places to sit peacefully, and a grand drawing room in which to gather. The views from the tower were amazing. The building and gardens are well loved and cared for. The owners were most welcoming and prepared to respond to any questions.
service comment
Very helpful and highly to be recommended Yes I would recommend them. I had really good and helpful conversations about our rental. I knew, that I could ring them at any time and they would respond quickly and warmly.
Mrs Marion Posner
United States
product comment
Wonderful location, charming village. Staff most accommodating. Daniela is a superb cook and delightful personality. The host provided a welcome package of local produce and wine. Everything we ordered was provided. Air conditioning most welcome as the weather was hot (38C).The property was immaculate. Steps were a challenge for a few of us! I'd return and highly recommend it
service comment
Michele met our group and escorted us to the villa. Parking is limited. The villa was immaculate, the rooms were superb, large and well appointed, decorated period style, air conditioned. The kitchen was well equipped. Daniela cooked for us on two occasions and the food was exquisite. She is a wonderful lady.Internet was available. The village is delightful but you had better be fit! Some neat coffee shops and trattorias. Michele responded to any and all requests. I highly recommend this property and its owners.
Mr Richard Higgins
United States
service comment
Easy, professional and helpful. Stunning property with wonderful owners.
Ms Linda Schulz
United States
service comment
"My 3rd year in a row to rent. Great people. Beautiful city and palazzo Love walking into the village from palazzo."
Ms Anna Enea
United States
service comment
Tuscany Now is VERY EASY to work with and responds very promptly. We had 12 people stay at Santi Terzi and it was all arranged with no problems whatsoever. The service and simplicity of booking exceeded our expectations. Once we arrived at the Palazzo their service continued throughout our stay and the best of the best was having a local Italian lady named Daniella cook for us = a superb experience all should try. Tuscany Now = better than any on line property representative we have ever engaged and we travel very frequently.
product comment
A grand 500 year old Palazzo whose 20K square feet and 12 bedrooms sits atop the wonderfully peacefully quintessential village of San Gemini. If you want a real feel of Italy outside of the big cities look no further. Tuscany Now sets up the visit and you are greeted by one of the owners of the Palazzo - Michele - a nicer man i have never met - fluent also in English Michele has the patience of a saint and looks to ensure your every need is anticipated and arranged during your stay. With 6 couples we thoroughly enjoyed a home of this size and it's a 1 minute walk to the center of this small village. Within 3 days we knew everyone at the local establishments - wonderful people all and a GREAT EXPERIENCE. If it's your first or 5th visit to Italy Santi Terzi will add measurably to your memories and it's a short train ride to Rome, 30 minute car ride to Orvieto and the many wonders and wineries in between.
Mr Frank Farese
United States
service comment
Professionals. Helpful. Great offerings.
product comment
Amazing location, amazing staff, amazing property.
Mr Manuel Ferrarini
product comment
This was our second time at Santi Terzi. We love the villa and the little village of San Gemini below. I would recommend it to groups that enjoy being in a town rather than away from everything.
Mr John and Anne Fracassa
United States

These are collected from the feedback forms we send to all our clients.

Dear Michele, Thanks for a wonderful week in this magical place. We loved "SanGe" and the surrounding towns. We cooked pasta with Lorena (a highlight) and enjoyed too many good meals to mention... Celebrated a 60th birthday and a new engagement. Grazie mille! The McDonalds (England) plus extras xoxoxo
Mrs Julie McDonald
United Kingdom
Fabulous location in beautiful town, outstanding views. Loved being able to stroll into San Gemini for an ice cream or morning coffee-Teens liked this too ! Large villa with interesting rooms and spaces to mingle or spend bit of quiet time. Big thick stone walls made the palazzo very soundproof despite the big crowd. Host Michele- very welcoming, gave us lots of local tips and info and was extremely kind
Ms Stella Comitis
United Kingdom
Picture perfect medieval palazzo set right into the old walls of a lovely Italian town. A photo opportunity around every corner yet with all the amenities one could need right on the doorstep, from good restaurants and a gelateria to a bank and alimentari. I may have to move in!
Mrs Judith Green
United Kingdom
Santi Terzi is a wonderful home and the owners take great care of it. We will be returning next year.Tuscany Now & More provided excellent support for everything we needed. The moment our flight touched down in Italy, I received an email with contact numbers in case we needed anything at all.
Ms Kimberly Becker
United States
Thank you Michele for the wonderful week at Santi Terzi! Our party hails from South Carolina, Washington DC and Pennsylvania. For some this is a return trip to Italy and other a firet. The views from the villa filled our souls each day! We trolled the local streets and found a concert to attend in town. Each day presented an opportunity to venture out and explore. And boy did we explore.We filled our cameras with nice streets, flowered balconys and ancient plazas. We took group photo by fading fresco , enjoying gelato and many pics of one another featuring Umbria in its purest form. Lovely Paula checked in on us and prepared a delicious welcoming dinner featuring local cuisine. Today we woke to a breakfast covering our table from end to end! Exquisite! Our visit here coincided with a visit by Valeria ~ what an interesting and gracious lady! Her grandson proposed from the tower room and his bride-to-be said yes! We shared stories over drinks and snack. May God bless this lovely couple! This beautiful villa allowed us to be together as an extended family. We ate, drank and laughed as one. We leave here refreshed and renewed. Our love, Jay, Pat, Ted, Kathie, Ed, Kathy, Dave and Laurie
Ms Patricia Martinez
United States
Two sisters: Karen from New Zealand and Jan from London UK organized a family holiday for 12 of their family. Husband, children and children's partner made up the extended family. Thanks for the wonderful hospitality of Michele and his mother Valeria we had the best holiday ever, relaxing in this beautiful Italian palazzo high above the village of San Gemini. We truly integrated into the loving village life and more made to feel very welcome. Thanks to Paola and Daniela. The food and wine were superb and the tomatoes with olive oil, salt and pepper... oh the tomatoes! The 5L wine challenge was conquered and WE WILL BE BACK! On behalf of everyone Michael Klaassen
Mrs Karen Klaassen
New Zealand
Ciao Michele, thank you getting us stay experience your wonderful home. Santi Terzi is beautiful! We will intent on coming back again because you have the best view! Thank you Michele per la tua gentilezza and for allowing us to stay in your beautiful home. It is really stunning and peaceful, it has provided us many happy memories! We were tasting, cycling and enjoying the great meals, peaceful location in a wonderful slide of Tuscany. Such a lovely palazzo! Grazie mille! XX
Ms Ali Straessle
United Kingdom
Where to start.... our gracious hosts Michele and Valeria, thank you! We were beyond happy to visit (again) this beautiful palazzo, the town of San Gemini and la Bella Umbria! Most importantly, it is the people that have made our trip unforgettable! Of course our hosts a dear Paola and Daniela (our love to you), the beautiful people we met in town and then our family that had more laughs and "forced marches" then we imagined! So thank you for Daniela's feast ~ not only was the food amazing and plentiful (and we enjoyed leftovers for days), but time spent with Daniela is like time with a best and dear friends. We visited Spello (gorgeous), Orvieto (eat at Torre del Moro), Montefalco (eat at Coccorone and visit Fongoli), Panicale for the cheese roll, Aquasparta, Todi (eat at Pane e Vino - slow food! ) and Assisi which is fabolous! Ahhhh San Gemini we will miss you! With love!
Ms Linda Schulz
United States
We loved the fact that it is IN the town. No need to take a car for a cappuccino or ice cream. Even the kids went alone to get their gelato. Views are stunning. Host was formidable. The size was perfect.
Mr Manuel Ferrarini
We loved the extensive space - everyone had their own room and bath. The rooms were all beautiful and there were many places outside the bedrooms to relax and be together as a group. We loved the responsiveness of the owners and staff to the slightest question or concern. The town of San Gemini is lovely with good services and restaurants. Having parking behind the villa was very appreciated. The pool and pool area were fantastic, thought due to the cool spring, The water was too cold to enjoy as fully as we hoped. The week wasn't long enough! We didn't want to leave and would come back tomorrow if we could.
Ms Nancy Morton
We would definitely stay at Santi Terzi again, and hopefully for a longer time than the week we stayed! It was a wonderful experience and Michele the owner couldn't have been more helpful or kind. It was our first experience in booking a house in Italy and we were a little nervous about it, as we are in Australia and the bookings and payments were all done over the internet, but we had absolutely no problems and have been delighted about the whole experience.
Mr Glenn Young
Thank you so much for sharing your lovely home. It was a perfect week that we will never forget. To be able to share this experience with my family was such a gift.
Ms B Augustine
United States
We have had a perfect week here at Palazzo Santi Terzi to celebrate a 60th birthday with family and friends Michele made us feel so welcome. Paola has been lovely and Daniela’s cooking was astounding. We’ve enjoyed our trips to Assisi, Orvieto, Spoleto, Norcia, Perugia and of course exploring San Gemini. Beautiful views from every window, the Palazzo has been a fantastic place to spend time together. Thank you for making it so special.
Mrs Lynda Tanner
United Kingdom
Fabulous week at Santi Terzi we thoroughly enjoyed this lovely home. Daniela cooking was fantastic. Thank you Paola, Mauro, Michele and Valeria for it so easy. We’ll be back.
Mr Giles Adams
United Kingdom
Beautiful house next to a fabulous town. We enjoyed every minute of the two week stay, and would love to come back one day.
Mr Leslie Allen
United Kingdom
Has been a great joy to spend time here in this beautiful house, town and country. Looking out of the windows gives space to dream and is breathtaking. What a great place! Had a fantastic time. I have so enjoyed staying in this lovely place! The views, the beautiful rooms, the garden, the tower, the birdsong, the quiet of the charming town and the friendliness of everyone I have met. A really special place. It has been a pleasure to be the first to write in this new guest book. I have loved this house in this delicious town. Your hospitality creates an atmosphere of beauty. With thanks.
Ms E Henderson
United Kingdom
We came to celebrate our wedding and had the most perfect day and time! Daniela and Paula have gone above and beyond to accommodate us and always with such smiles and energy, we can not thank you enough. Beautiful house, beautiful surroundings and beautiful people. It is clear to see that you and the people of San Gemini have such pride and enthusiasm in all that is done. The hospitality has been astounding our home for a week in San Gemini.
Ms S Osborn
United Kingdom


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Services available on demand

N.B.: Please note that prices and availability for the following services are subject to change.
  • {{ extra.title }} Maid service available & organised by TN&M concierge service. Cook service available & organised by TN&M concierge service. Shopping list service available & organised by TN&M concierge service. Other services available & organised by TN&M concierge services.

Sample menus can be obtained by contacting Concierge Services

They do request that you pre arrange your meals prior to your arrival by contacting Concierge Services and advise us accordingly.

Remember that if any members have any allergies or food intolerances, you must advise us and of course if you have any personal preferences.

Can we help?

Please let us know your needs and requirements and a member of our experienced sales or concierge team will get back to you immediately.

Call us at +44 207 684 8884

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