Rustico in Narni
Nel cuore delle campagne di Narni, proponiamo in vendita un rustico da ristrutturare che offre un'opportunità unica per chi desidera personalizzare la propria abitazione a proprio piacimento. L'immobile è situato al piano terra e dispone di un giardino recintato che garantisce privacy e tranquillità. Altro punto di…
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 €25,000 for 79 sqm, the ask is about €316/sqm, below the local low-end baseline of €400/sqm, but it is explicitly a full renovation project. Using ~€700/sqm renovation, the effective cost is about €1,016/sqm, so the listing is only a fair buy unless the garden and two outbuildings add strong extra value.
More on the house and the area
There is some rustic charm here: old stone walls, a sheltered courtyard with fireplace, and a private fenced garden edged by trees. But this is clearly a renovation project rather than a ready home, with no usable interior living spaces shown and no visible bathroom or kitchen. At €25k it has appealing potential, yet the current wow is more about atmosphere and price than immediate livability.
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€16,000 – €28,000
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.
- Rustico to renovate with no visible kitchen or bathroom
- Interiors/livable rooms are not shown, suggesting limited current usability
- Outbuildings and exterior surfaces look basic and worn
- Garden is pleasant but modest and not a view property
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 68/100The cluster sits in the hills above the Nera valley on the southern Umbrian side of the Apennines. The Nera river runs through the area below Narni. Narni is the nearest substantial town and has a large medieval historic centre on a hill, with the Rocca Albornoz and the bridge site traditionally linked to the Roman Ponte d’Augusto in the valley. Terni is the nearest city of size and provides the main rail, road and service hub for this part of Umbria. This stretch of southern Umbria is known for wooded hills, olive groves, river gorges and stone hill towns.