Rustico in Lugnano in Teverina
Uliveto con Annesso in Posizione Panoramica In una posizione panoramica e riservata nella splendida campagna umbra, a soli 5 minuti dall'incantevole borgo di Lugnano in Teverina (e a circa 1 ora da Roma), proponiamo in vendita un bellissimo terreno di 3.560 mq con uliveto e un annesso agricolo su due piani con legnaia…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is for an 'annesso agricolo' with woodshed/stable and olive land, which is a veto red flag because it is not presented as a lawful dwelling. At €48,000 for 84 sqm (€571/sqm) it is not meaningfully cheap versus the low Umbria farmhouse baseline of €352/sqm, and any residential conversion/finishing would be highly uncertain and costly.
More on the house and the area
The setting is the main wow here: a fenced olive grove with sweeping green hill views and a rustic stone outbuilding tucked against the woods. It has real charm and some character features like beams, fireplace and stonework, but it is not move-in ready. The first floor looks usable only after finishing works, while the ground floor remains agricultural/storage space.
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€33,000 – €49,000
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.
- Agricultural outbuilding rather than a finished house
- Upper floor appears only partly fitted out; kitchen/bath need completion
- Ground floor is storage/stable space, not living space
- Water is not yet connected to the building
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 67/100The cluster is in the Tiber valley near the lower slopes of the Amerini hills. The Tevere runs nearby and Lago di Alviano, the reservoir on the river, is within the area. The Oasi WWF di Alviano protects wetlands around the lake and is known for birdlife. Orvieto is the nearest major historic town in the wider area, and Amelia is the nearer small centre with an old hill town core. This part of southern Umbria is known for mixed farmland, olive groves and hill villages on volcanic and alluvial terrain.