Rustico in Montecastrilli
Crea la tua Oasi in Umbria, immerso nella quiete della verdeggiante campagna umbra, in una posizione dominante che regala una vista panoramica mozzafiato, proponiamo in vendita un casale allo stato rustico, pronto per essere trasformato nella casa dei tuoi sogni. La proprietà è circondata da un terreno interamente…
What it really costs
See what needs doing and what each job costs
The listing is for a 60 sqm shell at €59,000 (€983/m²), but the description says it is a rustic farmhouse that could become 160 sqm, so the quoted size/price basis is unclear. Assuming full restoration at about €1,100/m², the effective cost is roughly €2,083/m², far above the Umbria farmhouse baseline of €324/m², so this looks weak despite the panoramic setting.
More on the house and the area
The setting is genuinely dreamy: olive trees, open Umbrian hills and a peaceful panoramic rural outlook. The stone farmhouse has rustic character and good romance from the outside, but the listing itself says stato rustico and the photos do not show a livable interior. This feels like a beautiful project rather than a home you could move into soon.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€24,000 – €35,000
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.
- Rustico shell rather than a finished home
- No photos proving kitchen, bathroom or usable interiors
- Likely major renovation needed to create the advertised living space
- Overgrown exterior and outbuildings need clearing/restoration
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 58/100This is hill country between the Tiber valley and the lower Umbrian ridges, with a farmed landscape of woods, olive groves and fields. The Tiber valley lies to the west, and the Nera valley and the first Apennine reliefs are farther east. Todi is the nearest town of size, with a substantial historic centre on a hill, and Terni is also within practical reach for services and rail connections. The wider area is known for olive oil, vineyards and small medieval hill towns.