Rustico in Calvi dell'Umbria
A Calvi dell’Umbria, in vocabolo Passatore, proponiamo in vendita un interessante compendio rurale composto da un fabbricato principale allo stato di unità collabente, un piccolo annesso e circa 87.000 mq di terreno agricolo, pari a circa 8,7 ettari. Il terreno rappresenta uno dei principali punti di forza della…
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
The €69,000 price includes 100 m² of buildings and about 8.7 hectares, but the main building is a collabent ruin requiring demolition and reconstruction. A dwelling is only potentially allowed after technical and urban-planning verification, so this is not a sound renovation project for most buyers.
More on the house and the area
The setting is genuinely beautiful, with sweeping Umbrian countryside, distant mountain views, wooded valleys, and around 8.7 hectares of cultivated land. However, the farmhouse is a roofless collabente ruin, so this is a major demolition-and-rebuild project rather than a livable cheap Italian home.
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€40,000 – €59,000
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.
- The main farmhouse and annex are both classified as collapsed/uninhabitable structures.
- There is no usable interior, roof, bathroom, or kitchen shown; demolition and reconstruction would be required.
- Any reconstruction potential, permitted volume, utilities, and planning approvals need technical verification.
- The property is primarily a large agricultural holding rather than a ready-to-live-in home.
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 69/100The cluster lies in the hills of southern Umbria above the Nera valley, with wooded ridges, olive groves and cultivated slopes within the immediate area. The Nera river runs below Narni and has cut a marked gorge east of the town at the Gole del Nera. Narni itself is the nearest town of size, with a substantial medieval centre on a hill, the Rocca Albornoz, bridges and roads tied to the old route between Rome and Umbria, and the modern services area at Narni Scalo in the valley. Terni is the nearest larger town, with full everyday services and rail connections. The area is known for its hill town landscape and for the Nera valley corridor through southern Umbria.