Rustico/casale in Via Flaminia 14
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 di fico e altre piante da frutto, elementi che caratterizzano il contesto...
What it really costs
See what needs doing and what each job costs
At €41,000 for 79 sqm, the asking price is €519/sqm, already above the local sub-€100k baseline of €340/sqm; assuming a typical renovation for an old farmhouse with no stated habitable/renovated condition, the effective cost is about €1,219/sqm. The 4,500 sqm fenced land and rural setting near the village add value, but on the numbers this looks only average-to-weak rather than a clear bargain.
More on the house and the area
This has real countryside romance: olive trees, a grape-covered pergola, old stone walls and broad valley views toward the hills. It appears to be a genuine small farmhouse rather than a ruin, with a roof, fireplace and usable spaces, but it looks very rustic and would need meaningful modernization to become comfortably livable. The beauty is in the setting and atmosphere more than in polished condition.
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.
- Interior looks very basic and likely needs substantial updating
- House sits directly by a main road
- Roof and exterior fabric appear aged and should be checked carefully
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.