Complesso di Rustici da Ricostruire con Terreno
Complesso di Rustici da Ricostruire con Terreno tra Umbria e Toscana A Croce di Castiglione, suggestiva frazione di Città di Castello adagiata al confine tra Umbria e Toscana, Keller Williams Properties propone in vendita un affascinante complesso di rustici rurali immerso nella quiete di un paesaggio collinare…
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 complex of rural buildings described as diruti/ruderi da riqualificare, so it behaves like a ruin/reconstruction project rather than a normal renovation. At €80,000 for 600 sqm the asking price is €133/sqm, but with a full rebuild-level allowance of about €1,100/sqm the effective cost is roughly €1,233/sqm versus a low-stock baseline of €396/sqm, so it is not a cheap livable-house deal.
More on the house and the area
The rendered scheme is undeniably dreamy: honey-stone farmhouses, cypress trees, lavender and open Umbrian-Tuscan hillside views. But this is not a usable home today—the listing explicitly says the current buildings are ruins to reconstruct, so the real-world condition drags the score down sharply. At €80k it is more a romantic development project than a cheap Italian home you could actually live in.
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€238,000 – €351,000
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.
- Photos are architectural renderings, not the current reality.
- The description says the buildings are diruti/ruderi to be rebuilt.
- Current livability is essentially none despite the beautiful concept.
- Extra land is optional and costs more than the asking price shown.
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 63/100The cluster is in the upper Tiber valley, with the river Tiber running through the area and the Apennine foothills closing the valley to east and west. The Monti Rognosi natural area lies nearby on the Tuscan side of the valley. Città di Castello is the main town close at hand, with a substantial historic centre, museums and services. The area is known for tobacco growing, cereals, olive groves and for the cross-border hill country between Umbria and Tuscany.