Rustico 4934 m² in Via delle Torrette, Campello sul Clitunno
Rustico in asta a Campello sul Clitunno (PG) – Via delle Torrette L'immobile in asta è ubicato a Campello sul Clitunno (PG), nella suggestiva frazione di Lenano, in via delle Torrette. Si tratta di un'area caratterizzata da un contesto storico e naturalistico, con la presenza di antiche torri colombaie e uliveti,…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction ('in asta') for a F/2 ruin/rudere, not a normal sale, which is an automatic veto. The €32,800 ask is only the minimum bid; the building needs full restoration before it can become a dwelling, so the apparent €7/m² is not meaningful.
More on the house and the area
The hillside setting is genuinely lovely, with olive trees, wide valley views and the romance of an old stone dovecote tower. But what is for sale today is essentially a ruin, not a usable home: there are no habitable interiors shown and the description confirms full restoration is needed. Dreamy location, yes; dream home, only after a major and likely complex rebuild.
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€1,954,000 – €2,886,000
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.
- This is a true ruin/rudere (F/2), not a livable house.
- Complete restoration is required, including creating bathrooms, heating and basic services.
- Access appears rural via a rough track.
- Auction sale with project-based potential rather than ready residential use.
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 72/100The area lies in the Umbrian valley between Spoleto and Foligno, with the Monti Martani and the first Apennine ridges close by. The Clitunno runs through the area, and the Fonti del Clitunno are here. The Monteluco woods above Spoleto are within this radius. Spoleto is the nearest substantial town, with a large hilltop historic centre, the Rocca Albornoziana and the Ponte delle Torri. The area is known for olive groves and for the Clitunno springs.