Rustico/casale in San Renzano
Dove il tempo sembra essersi fermato e lo sguardo si perde nello splendore delle campagne umbre circostanti, ricche di un numero elevato di boschi e castagni secolari, a circa metà strada tra SPOLETO e TERNI, nella località di Montebibico, a 850 metri s. l. m. , disponibilità di graziosissimo fabbricato cielo terra in pietra. L'immobile disposto su più livelli,...
What it really costs
See what needs doing and what each job costs
At €59,000 for 60 sqm, the ask is about €983/sqm; assuming a renovation need at roughly €700/sqm, the effective cost rises to about €1,683/sqm, far above the local cheap-stock baseline of €408/sqm. The stone farmhouse setting near Spoleto is appealing and the listing has 26 photos, but the description does not indicate it is renovated or immediately habitable, so the value looks only middling.
More on the house and the area
The wow here is the terrace and open green Umbrian panorama: it feels peaceful, elevated, and genuinely dream-worthy, with a handsome stone exterior adding character. Crucially, this is not a ruin but a usable home, with finished rooms, kitchen, bathroom-level livability, and a ready-to-enjoy outdoor space. The interior is plain and modest, so the romance comes more from the setting than from inside the house.
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€12,000 – €21,000
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 look basic and somewhat dated rather than stylish.
- Small 60 sqm layout over multiple levels may feel tight.
- Mountain hamlet location at 850 m could mean colder winters and more isolated living.
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 Umbrian Apennine foothills, with the Monti Martani and the wooded Valnerina side of the region within about 15 km. The Tessino stream runs through Spoleto and the Nera valley is close to the east. Monteluco, the wooded hill immediately above the town, is a protected area and part of the local landscape. Spoleto is the nearest town of size and has a substantial historic centre, the Rocca Albornoziana, the Ponte delle Torri and the Roman theatre. The area is known for olive groves on the hills and for Spoleto’s long-established Festival dei Due Mondi.