If you’ve ever dreamedof moving to the Italian countryside with plenty of room to put up scads of friends and family or opening a rural boutique resort, an 18th-century mill between the ancient Umbrian village of Spoleto and Castel Ritaldi in the province of Perugia gives you the chance to live out either or both of those fantasies.

The 12-acre property has already been converted into an eco-friendly compound with nine self-sufficient apartments plus a primary residence. A group of Swiss friends undertook an extensive restoration of the property from 2001 to 2013, and the scenic spread is currently being used as a luxury agritourism property. If you decide to splash out the $6.4 million for the spread, you could continue running it as such, or you could transform it into a private legacy estate.

As currently configured, the various buildings contain a whopping 16 bedrooms and 21 bathrooms. The private units all blend the new with the old: stone walls and arches and rustic exposed beams are paired with sleek kitchens and modern fixtures. Large windows look out on the lush gardens, and every apartment has its own outdoor area where you can lounge in the Italian sunshine.

A shared swimming pool at one edge of the property brings guests together and is the perfect spot to host summer soirees with your family and friends. Making meals easier for large groups, there’s a full restaurant on site that can seat 25 people indoors and another 25 outside. This is Italy, so of course there’s a pizza oven. Additional amenities range from a wine cellar to a movie theater to a bocce court for a little friendly competition.

The Swiss group kept sustainability top of mind when carrying out the restoration. Wood from the property’s woodlands was used for the flooring (which is radiant heated), and there are solar panels for hot water. Potable water is provided via both the municipal supply and an on-site well, while a spring lake and stream add to the peaceful environment. The extensive gardens also produce fruit and vegetables currently used in the restaurant; honey, fruit preserves, and extra-virgin olive oil are just a few of the goods being created on-site.

Though government incentives have seen many old-school properties across Italy converted into high-end stays, most historic residences remain in private hands, including a derelict villa in Puglia transformed into a chic home, a 17th-century apartment in Tuscany, and an 18th-century home in Sicily.

With the converted mill property in Perugia, available via Francesca Loddo at Italy Sotheby’s International Realty, you get to choose whether you want a commercial operation, a private domain, or some combination of both.

Click here to see all the photo of the restored Italian mill.