Rustico/casale in Pesciano
Affascinante Semindipendente nel Cuore dell'Umbria - Pesciano Scopri il tuo rifugio umbro in questo incantevole borgo caratteristico di Pesciano, situato strategicamente tra Todi e Sismano. Questa semindipendente su tre livelli rappresenta l'opportunità ideale per chi desidera una casa di campagna autentica, immersa…
What it really costs
See what needs doing and what each job costs
At €79,000 for 77 sqm, the asking price is about €1,026/sqm; with a prudent renovation estimate of €700/sqm, the effective cost is roughly €1,726/sqm versus a low-stock baseline of €347/sqm in Umbria. The description suggests an authentic semi-detached village/countryside home rather than a finished house, so this looks more like a character property at a substantial premium than a bargain.
More on the house and the area
This has genuine Umbrian borgo charm: handsome stone exteriors, historic fabric, and some lovely hillside context. Crucially, it looks like a real house rather than a shell, with finished rooms, bathrooms and usable space, but the interiors are plain, dark and a bit tired, so it feels livable-now with meaningful cosmetic updates rather than dream-home ready.
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€15,000 – €27,000
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.
- Interiors are basic and dated rather than stylish.
- Some rooms show signs of moisture/staining and likely need refreshing.
- No proper fitted kitchen is visible in the photos.
- Views are pleasant borgo/hill glimpses, not fully panoramic from the home itself.
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 cluster is in the hill country around Todi, with the Tiber valley nearby and long views across cultivated ridges and wooded slopes typical of central Umbria. The Monti Martani rise to the east within this radius. Todi itself is the nearest substantial town and has a large medieval hilltop centre with civic squares, churches and everyday services. The area is known for olive groves, vineyards and mixed farming on the Umbrian hills.