Rustico in Acquasparta
Rustico in Acquasparta. Needs renovation.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €95,000 for 400 m², the renovation-adjusted cost is approximately €938/m², far above the €362/m² local benchmark. The listing gives almost no detail beyond “needs renovation,” and does not say whether the entire structure can be legally converted into a dwelling.
More on the house and the area
The property has a beautiful Umbrian setting, with broad cultivated fields, a wooded hillside, and views toward a distant town. However, the farmhouse itself is an overgrown stone rustico with no evidence of habitable interior space, so this is a major restoration project rather than a ready-to-live-in home.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€79,000 – €140,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- The stone farmhouse is clearly a renovation project, with no visible finished interiors, bathrooms, or kitchen.
- The building appears heavily overgrown and may require substantial structural and utility work.
- Access, services, permits, and the true roof condition are not established by the photos.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 66/100The area sits on the western side of the Martani Mountains. The Tiber valley is nearby, and the territory is part of the Umbrian hill country of woods, olive groves and cultivated slopes. The nearest town of size is Todi, which has a substantial historic centre on a hill. Perugia is the main city within practical reach for higher-order services. Massa Martana is on the Via Flaminia corridor and the area is known for olive oil and for Roman remains linked to that route.