Rustico di casale con terreno ad Otricoli (Tr)
Poco distante dal borgo di Otricoli, nella campagna immediatamente fuori dal centro abitato, al confine tra Lazio e Umbria, proponiamo in vendita un casale d'epoca, realizzato anteriormente al 1967. La proprietà è circondata da circa 4.500 mq di terreno completamente recintato, con ulivi, una vite all'ingresso, alberi…
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
This is legally habitable (A/3) and very attractive on paper at €41,000 for 79 sqm, but with 'Needs renovation' the estimated effective cost is about €1,219/sqm ((€41,000 + 79×€700) / 79), far above the local stock baseline of €342/sqm. Positives are the fenced 4,500 sqm land, 30 photos, and panoramic rural setting near the village, but the required works and utility reactivation keep it only fair value.
More on the house and the area
The setting is genuinely appealing: olive trees, a grape-covered pergola and wide open Umbrian valley views near a hilltop borgo. The stone-and-tufa farmhouse has rustic character and a roof, but the interiors shown are sparse and semi-storage-like rather than move-in ready. This feels like a real small house with charm and land, but one that needs proper renovation to become the dream.
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€16,000 – €28,000
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.
- Needs real renovation before comfortable living
- Interiors shown are very basic and only partly fitted
- Direct access from the Strada Statale may mean road noise
- Utilities appear present but likely need reactivation
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 69/100The cluster lies in the hills of southern Umbria above the Nera valley, with wooded ridges, olive groves and cultivated slopes within the immediate area. The Nera river runs below Narni and has cut a marked gorge east of the town at the Gole del Nera. Narni itself is the nearest town of size, with a substantial medieval centre on a hill, the Rocca Albornoz, bridges and roads tied to the old route between Rome and Umbria, and the modern services area at Narni Scalo in the valley. Terni is the nearest larger town, with full everyday services and rail connections. The area is known for its hill town landscape and for the Nera valley corridor through southern Umbria.