Rustico in Montecastrilli
Casale in Pietra da Ristrutturare – Unico Piano con Vista Panoramica, Uliveto e Area Fabbricabile. Loc. Castel dell'Aquila DESCRIZIONE DELL'IMMOBILE Il fascino autentico della pietra e la comodità del piano unico, immersi nella natura. Se cerchi un progetto unico da plasmare secondo i tuoi desideri, questa…
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 a full restoration project: at €75,000 for 70 sqm, the asking price is €1,071/sqm, and with an estimated €1,100/sqm renovation the effective cost is about €2,171/sqm. That is far above the local cheap-stock baseline of €340/sqm, but the panoramic setting, stone character, olive grove, extra taverna/storage volumes and buildable area support a still-solid score for the right buyer.
More on the house and the area
The real draw here is the wide Umbrian valley view and the productive olive grove, which make it easy to imagine country life. It is not a ruin: the house has floors, kitchen, bathroom and usable rooms, but it feels very dated and only modestly attractive as-is. This is a livable farmhouse with genuine potential rather than an instant dream home.
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€28,000 – €41,000
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.
- Interiors are habitable but dated and need real renovation to unlock the full charm.
- Exterior presentation is plain and the stone character is mostly hidden under render.
- Some outdoor areas look dry/rough and the slope may mean ongoing land maintenance.
- Overhead wires intrude on some of the best valley views.
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.