When you have young children, the idea of actually relaxing on holiday feels faintly ridiculous. You’re in a beautiful place, the sun is out, the food is good – and yet you come home more exhausted than when you left. Unless you’re happy to offload the kids into a club all day or stump up for a nanny (wishful thinking), entertaining them falls squarely on you.
Which is exactly why I want to tell you about Villa Pia. Hidden in the hills of a tiny village called Lippiano, right on the border between Tuscany and Umbria, this family-run retreat has been quietly perfecting the art of the family holiday since 1997. I know that, because I came back from our week there having read an entire book – in the hammock, under the wisteria, while Monkey roamed free. I hadn’t managed that since before he was born.
Quick facts: Villa Pia, Lippiano
- Location: Lippiano, on the Tuscany–Umbria border, Italy
- Type:Â All-inclusive family hotel (part commune, part manor house)
- Accommodation:Â Up to 25 families; rooms in the main house or Palazzo Regina
- Food:Â All meals included; four-course adult dinner nightly
- Children under 2:Â Stay free
- Prices: From around £1,690/week (low season, family of 3); from around £2,610/week (high season) – check Villa Pia’s website for current rates
- Nearest airport:Â Perugia (40 minutes); Florence (1 hour 15 minutes)
- Car:Â Essential
- Wi-fi:Â In communal areas only; no TV in rooms
What is Villa Pia?
Part commune, part hotel, part self-catering – Villa Pia is genuinely unlike anywhere else I’ve stayed. A lovingly restored 15th-century Florentine manor house, it now accommodates up to 25 families in its main house, converted barn and stables, plus the sister property, Palazzo Regina, a short walk up into the village.
The staff – many of whom live locally or on-site – run the place with warmth and precision. It’s been the same formula for nearly three decades, and the repeat guests you’ll meet (there are many) are proof that it works.
Accommodation at Villa Pia
We actually stayed at Palazzo Regina rather than the main house, which at first felt like being picked last in PE. Then we opened the bedroom shutters and saw the view – rolling Italian hills in every direction – and got over ourselves immediately.
The rooms are generous: two large bedrooms connected by a long hallway, with plenty of space for a family to spread out without tripping over each other. Downstairs, a well-stocked kitchen operates on the same help-yourself policy as the main house – fresh fruit, yoghurt, cereals, coffee, soft drinks and alcohol in the fridge, all included. Monkey found the small playroom within approximately 45 seconds.
Palazzo Regina only accommodates four families, so it’s quieter than the main hub. A babysitter is provided every evening, so you can walk down to dinner without worrying about who’s watching the children. Ours – Gabriella – had genuine child-whispering abilities. On the two evenings we actually left Monkey behind, we returned to find him tucked up fast asleep.
Rooms in the main house are simply furnished with original tiled floors and antique wardrobes. There are no TVs, no toiletries, no air conditioning – fans are provided. Bathrooms are small but functional. What you gain is space, character and the kind of honest simplicity that forces you to actually slow down.
Food, glorious food
I’ll be straight with you: you will come home heavier. This is a guarantee, not a warning.
Breakfast runs until 11am at the main house – croissants, fresh bread, cold meats, cheeses on top of the usual cereals and fruit. We quickly learned not to overdo it, because the lunch bell rings at 1pm and there are over 20 freshly cooked dishes laid out daily. Pasta, salads, grilled meats and fish – we didn’t eat the same thing twice all week.
Children eat at 5pm, with a menu that sensibly speaks to younger tastes: fresh pizzas, Italian sausages, pasta, watermelon by the bucketful. Monkey was beside himself.
Adult dinner, a few hours later, is a different occasion altogether. The long communal table in the courtyard is laid properly — tablecloth, wine, water, candles. Aperitivi and nibbles come first, then four courses. During our stay, we worked through bresaola, risotto, tagliatelle, roast beef and lamb, tiramisu and pear tart. The cooks – locally sourced, fiercely talented – grow much of what they serve on-site. You will not go hungry.
What the children do all day
Monkey was in his element. Between the two playgrounds, climbing frames, two trampolines, a tyre swing, a soft play room and an enormous dressing-up chest, there’s enough to keep children occupied from breakfast to bedtime. The shallow kids’ pool is ideal for little ones; older children tend to take over the ping-pong room (groundsman Alejandro is an expert – consider yourself warned).
On Monday, Wednesday and Friday afternoons, there are art classes and cooking clubs for children (chargeable extras, worth booking ahead). Monkey adored the art sessions. The cooking classes – for adults – were among the highlights of our week.
On site there’s also a music room, yoga and pilates sessions, wine tasting, reflexology and massages. I had a genuinely wonderful treatment from Maria Giovanni in the on-site beauty room; other guests spent the entire week booking back-to-back appointments.
The community feel
This is the thing that sets Villa Pia apart, and it’s also the thing that won’t work for everyone.
When we pulled into the courtyard after a long drive from Bologna, several guests we’d never met got up to introduce themselves and offer us a drink. By the end of the week, we were fetching drinks for each other’s children, organising village walks to the ice cream shop together, and keeping a collective eye on a flock of small people as they roamed the grounds. I found Monkey and a gang of boys – naked, armed with sticks – screaming at the top of their lungs by the trampoline one afternoon. Honestly, he was fine.
If you don’t like mixing with other people, this is not your place. Meal times are communal, the atmosphere is social, and the magic of Villa Pia depends entirely on the group dynamic. In our experience – and based on the reviews of dozens of returning families – it’s almost always a good one.
Day trips from Villa Pia
You need a car. Without one, you will feel stranded – especially on Thursdays, when the kitchen closes, and guests head out for the day. A fellow guest during our stay couldn’t drive, and it was genuinely difficult for her.
With a car, the area is exceptional:
- Lippiano village (on foot): A medieval castle, a church and a bar selling artisanal gelato. The owners kindly let us look around the castle.
- Anghiari (short drive): A beautiful hilltop town with wrap-around walls and cobbled streets, famous for Leonardo da Vinci’s lost fresco La Battaglia di Anghiari. Don’t miss dinner at La Pineta, a pizza restaurant in a pine forest with a playground for kids.
- Sansepolcro (20 minutes): Birthplace of Renaissance painter Piero della Francesca, with a museum dedicated to his original works.
- Città di Castello (20 minutes): Medieval architecture is worth an afternoon.
- Arezzo (30 minutes): The Church of San Francesco contains extraordinary frescoes by Piero della Francesca; there’s also a Roman amphitheatre.
- Perugia (1 hour): Umbria’s capital, with a helter-skelter of cobbled streets, medieval towers and very good chocolate.
- Siena (1.5 hours): Its old town is a UNESCO World Heritage Site. Here’s my post on what to do in Siena.
- Florence (1 hour 15 from Perugia airport): Worth a day if you haven’t been. I love it, and think it’s great with kids.
What to know before you book
Villa Pia is not a big resort. There’s no air conditioning in rooms (fans are provided; pack accordingly if you’re going in July or August). No TV. The wi-fi is in communal areas only, and in the rooms, you’re essentially off-grid. For some families, this is the entire point. For others, it could be a frustration – especially if you need a reliable signal.
The all-inclusive model means alcohol is included throughout the day, which sounds wonderful and is, but it does mean you’ll need to pace yourselves. The ethos is genuinely relaxed rather than performatively luxurious.
Children under 2 stay free. The property is well set-up for babies and toddlers – equipment available to borrow, babysitters, a soft play area – but the best experience tends to be for children old enough to wander, play and make friends independently.
Villa Pia: The verdict
We came home having genuinely rested. Monkey, who had run wild all week, actually asked for a siesta on the flight home. I had finished two books. My husband had rediscovered the joy of doing nothing in particular with a cold glass of wine.
Villa Pia isn’t glamorous. It’s not slick. It doesn’t try to be. What it offers instead is something harder to find: a week where the children entertain themselves, the food is exceptional, the company is warm, and the hills of Umbria are right there every morning when you open the shutters.
We met families who had been coming back every year for a decade. After our week, I completely understood why.
FAQs about Villa Pia Italy
Where is Villa Pia?
Villa Pia is in Lippiano, a small village on the border of Tuscany and Umbria in central Italy. It’s around 40 minutes from Perugia airport and 1 hour 15 minutes from Florence.
Is Villa Pia all-inclusive?
Yes. Meals, drinks (including alcohol), and most activities on-site are included in the price. Some extras such as children’s art club, cooking classes and beauty treatments are chargeable.
Do you need a car at Villa Pia?
Yes, a car is essential. Lippiano is a very small village, and while there are taxis available, the costs are high. You’ll need a car to explore the surrounding area, particularly on Thursdays when the kitchen closes.
Is Villa Pia good for babies and toddlers?
Very much so. Children under 2 stay free, and the property is well-equipped for very young children – soft play, toys, equipment to borrow, and babysitters available in the evening.
How much does Villa Pia cost?
Prices start from around £1,690/week in low season for a family of three (with a child over 2), rising to around £2,610/week in high season. Check the Villa Pia website for current pricing, as rates vary by season and family size.
Is there wi-fi at Villa Pia?
There is wi–fi in the communal areas of the main house, but not in bedrooms. There are no TVs in rooms. If connectivity is important to you, this is worth factoring in.
What is Palazzo Regina at Villa Pia?
Palazzo Regina is Villa Pia’s sister property, a five-minute walk up into Lippiano village. It accommodates up to four families in larger rooms than the main house, with a shared kitchen and small playroom. A babysitter is provided there every evening at no extra charge.
* We were invited to stay at Villa Pia for a week. All extras and flights were paid for by us. Opinions, as always, are my own. Check Villa Pia’s website for current prices and availability
Sounds just amazing – everything about it!
The food was definitely the highlight!
I love the idea of the community feel, where everybody looks out for everybody else. And the food sounds fantastic. No wonder you came back feeling refreshed.
Thanks Carol, the concept was different, and for one week was fine. I don’t think I could have done it for longer…
Looks like you certainly managed to relax at bit in a beautiful location! What a lovely hotel! #MondayEscapes
It was stunning, very lucky to stay there
That does sound like a relaxing trip, and quite different from what most families would usually experience on vacation. I can imagine that when our family grows a bit that I will super grateful for lovely places like this one!
It is very different – however, it wouldn’t be for everyone.
Oh my goodness…this sounds like a dream Ting! I love it. Will have to check it out. I know my daughter would adore it. She thoroughly enjoys making friends on holiday. We may struggle with no TV/wifi but it would probably do us good. #mondayescapes
It was! I wasn’t sure what to expect, but was pleasantly surprised. You’d be fine without the wi-fi. Promise!
I’ve heard about Villa Pia before – must have been a few years ago from another blogger. Very interesting concept. Food sounds amazing and, well, you’re in Tuscany/Umbria – what’s not to love!
#mondayescapes
You’re right, the setting alone was pretty relaxing!
Wow – great photos! #MondayEscapes
Kate | http://www.petiteadventures.org/
They are fab aren’t they!
It sounds absolutely perfect, we very nearly went at October half term but it is totally on the list for next year it sounds like heaven!
Oh Karen, you would love it there – hope you get to go soon
As a person with no children, I can’t really comment on that part but I can tell you that those are some gorgeous views you’ve got yourself there!
It’s a spectacular place – they do adult only holidays too!
Those food perks are enough for me. Fresh fruit and yogurt on tap sounds so nice. Especially when you’re looking for something quick and healthy to start the day off.
Great review!
By the end, we were so full!
Oh my goodness that view! I don’t have kids, but would love to visit this place anyway for the sense of community you described and, of course, the food and wine!
Villa Pia also so adult only holidays – such as art and cookery weeks. It’s also hired out for weddings… So it doesn’t have to be all kids 🙂
Oh wow, this sounds utterly blissful – I was talking to a friend about planning a holiday to Italy together (they have two girls, one slightly older, one slightly younger than my daughter) and this would be perfect. In fact, I was so engrossed reading this, I just missed my stop on the tube!
I think it would be perfect to go with a group of friends, in fact there were two families who knew each other while we were there. Hope your detour wasn’t too awkward!
We stayed at Villa Pia when the boys were tiny and while we loved the food and location we didn’t enjoy the playground atmosphere and being surrounded by families. Now we try and find hotels that are family- friendly but not so family- friendly that everyone has kids!
I totally get that – a week was enough for me, I couldn’t have done it for longer. But it’s the first time I’ve experienced this family feel. What worked for us was staying away from the main house – we had our own space.
It sounds amazing, and I think you gave it a very balanced review. Out of interest of do you think it is suitable for older children, say 10+?
Thanks Megan – there were children there who were older and they love it too because they formed their own gang. I wouldn’t go above 13 though…
Sounds like a really wonderful holiday. That table laden with food is really mouth watering.
The food was out of this world!
Italy is my favorite, this makes me want to go back!
Mine too!
This sounds like paradise! Looks like Monkey found great friends to hang out with. All those sweet, little faces!
He was in his element!
Wow this place sounds amazing! From the moment you said it had a communal feel, like a big extended family, I was hooked. That long communal dinner table with decadent food, drinks and good company – who could ask for more? I’m so pleased you and your family had a lovely time!
Thank you 🙂 The food was amazing!
This sounds like an amazing trip and a perfect place for our little family! I am adding it to our list for our upcoming year of travel! I love how family friendly it is as that is something we are always looking for in a trip.
Hope you get to experience it 🙂
I need a holiday like this! It sounds fantastic. I love the idea of all the families coming together and looking out for each other’s children. #MondayEscapes
It was such a nice feel to it 🙂
Sounds like a wonderful place for a family holiday. Thanks for sharing! The hammock looks especially inviting for a good read and a lazy afternoon admiring the views.
It was my favourite spot most definitely!
What a fantastic place – looks like everyone had a fab holiday, and the views look super. Thanks for hosting #mondayescapes 🙂
Pleasure and thanks for linking up 🙂
Honestly, this sounds amazing. I know it’s hard to feel rested and as if you’ve had a holiday when the kids are small, so this place sounds magical and all very thoughtfully and beautifully done.
Thanks Sarah, it’s surprisingly a simple set up, but works so well for families
Beautiful views of the Italian countryside! 🙂
xx
Umberta
http://thesecretlifeofanactress.blogspot.fr
It was stunning, I would never tire of it!
Ting this sounds incredible, I would love this, totally embracing Italian life. I love the continual way of life when we were in France and this seems so similar.xx
Yes, it totally felt that way. We had such a lovely time xx
Looks fabulous!!
I always fancied the idea of living in a commune when I was younger although I don’t think I’d have been hippy enough 🙂 Although this sounds like a luxurious alternative! #countrykids
Hee hee, yes. I don’t think I would have done too well with hemp and vegan food!
Ting what a fabulous review! Love your pictures too, especially the kids and Monkey 😉 I’m honestly so excited for our trip to Villa Pia in September and reading your post has left me chomping at the bit. It will be my first time in Italy too so there really will be so much to soak in. Can’t wait x
Oh you’re going later this year? Lucky you! Seriously, you’re all going to have a fab time. I can’t wait to read what you think of it! Thanks for stopping by!
This sounds absolutely blissful. The community spirit is much like our experience when we go away with a group of friend in our caravans. Everyone mucks in, the kids play, and beers and barbecue food are shared around. The settings aren’t usually of the same quality as Villa Pia though #MondayEscapes
What a wonderful holiday and the community feel sounds like it made for a great experience. I know my toddler would love to spend the holiday making new friends. The art and cookery classes sound fantastic and of course the scenery and food look amazing! I’m glad you had a relaxing holiday and could catch up some reading too! #MondayEscapes
Simply…wow! What a fantastic place. The community aspect was brilliant and a chance for making new friends and you actually get the chance to relax. Fabulous #MondayEscapesT
Right? That never normally happens!
Ahhh I love Italy and Wow that food looks amazing. Love the sound of the community spirit xx
It was a wonderful experience
Wow! I’ve never heard of anything like that-sounds perfect for families. I feel so hungry now imagining all that lovely food 🙂 #MondayEscapes
I was so full by the end of the trip. Overstuffed actually!
Good food for adults and good fun for kids, complete with picture perfect scenery. This is TOTALLY my kind of holiday!! #MondayEscapes
You’d love it!
That views and that breakfast look amazing! Seems like a very nice place to stay, you made me wish I were in Italy right now, sipping on a cappuccino 🙂 #MondayEscapes
I was never bored of that view!
Looks like you had a good time 🙂
This sounds like my ideal holiday – lots to keep the kids entertained but lots of family time too and good old Italian food which we adore. Must look it up 🙂
Oh I would definitely recommend it – the food is really out of this world! Thanks for popping by