Rustico/casale in Strada di Gualdo 46
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
See what needs doing and what each job costs
The description clearly says "da ristrutturare", so I estimate about €1,100/m² renovation: effective cost is roughly €111,900 total, or about €1,416/m² including works. Against the local baseline of €376/m² this is not a discount once renovation is included, though the fenced garden, parking and 13 photos make it a plausible renovation project rather than a trap.
More on the house and the area
There is some real rustic charm here: tufa-stone walls, old timber roofing, an ivy-covered courtyard and a usable fenced garden with trees. But this reads as a restoration project rather than a home you could soon live in, with only exterior and semi-outdoor spaces shown and a generally rough, unfinished condition. At €25k it has bargain appeal, yet the wow is limited by livability.
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€31,000 – €46,000
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.
- Full renovation project; listing itself says 'da ristrutturare'
- No interior living spaces, kitchen or bathroom are shown
- Outbuildings/courtyard areas look rough and partly makeshift
- Beauty is mostly rustic atmosphere rather than views or polished finish
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.