Porzione di casale in vendita nella campagna umbra, Monte Santa Maria Tiberina
Immersa nella tranquillità delle colline umbre, nel comune di Monte Santa Maria Tiberina, porzione di casale antico da ristrutturare in vendita. L'immobile si sviluppa su una superficie complessiva di circa 278 m², distribuita su tre livelli. Al piano terra si trovano le antiche cantine e le stalle, ambienti ricchi di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
See what needs doing and what each job costs
This is a porzione di casale (partial building), which materially limits control and resale appeal. At €95,000 plus about €700/m² renovation, the effective cost is roughly €1,042/m² versus a €305/m² local baseline, so despite the size and character it does not screen as cheap for a renovation project.
More on the house and the area
The setting is undeniably dreamy: a stone farmhouse in the Umbrian hills with wide green views, cypresses, and a lovely sense of seclusion. The exterior has real rustic character, helped by the old tower-origin story and surrounding land. But inside it is clearly a renovation project rather than a ready home, with worn, sparse rooms and a very rough bathroom, so the wow comes more from atmosphere and potential than present livability.
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€55,000 – €98,000
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.
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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.
- Needs substantial renovation before comfortable living
- Interiors are very basic/partly stripped and not move-in ready
- Only one bathroom shown and it is in poor condition
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 71/100The cluster sits in the upper Tiber valley on wooded Umbrian hills near the border with Tuscany. The River Tiber runs through the valley below. Monte Santa Maria Tiberina has a hilltop historic centre with a castle and is one of I Borghi più belli d'Italia. Città di Castello is the nearest larger town, with full services, shops, a hospital and a substantial historic centre. This part of northern Umbria is known for mixed woodland, tobacco and other valley-floor farming, and small fortified hill settlements.