Rustico in Guardea
Affascinante casale da ristrutturare nella campagna umbra con ampio terreno e potenziale di ampliamento **Descrizione:** Immerso nella tranquillità e nei paesaggi mozzafiato della splendida campagna umbra, proponiamo in vendita un caratteristico casale indipendente disposto su due livelli, interamente da…
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
At €79,000 for 130 sqm, the ask is €608/sqm, but the text says the farmhouse is "interamente da ristrutturare," so I estimate a full restoration at about €1,100/sqm. That puts effective cost around €1,708/sqm versus a low-stock baseline of €400/sqm in Umbria farmhouses, so the entry price is cheap but the all-in project looks expensive for this catalog.
More on the house and the area
This has authentic farmhouse charm: rough stone walls, a classic rural form, and a peaceful stand-alone setting in the Umbrian fields with plenty of land. But it is clearly a project rather than a usable home today, with bare, unfinished interior spaces and no visible services or habitable rooms. The beauty and privacy are real, yet livability is currently very limited.
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€51,000 – €76,000
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.
Show more
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.
- Fully to renovate; interiors shown are raw and not currently livable
- No bathroom or kitchen is visible in the photos
- Exterior stair and openings look neglected and may need major work
- Very isolated rural setting may mean utility/access checks are needed
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.