Rustico in Nocera Umbra
Nel verde dell'Appennino umbro, in posizione riservata e immersa nella tranquillità della campagna di Nocera Umbra, proponiamo in vendita un caratteristico casaletto rurale con importanti spazi esterni e un interessante potenziale di recupero. La proprietà è composta da un casaletto disposto su due livelli, di circa…
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 €33,000 asking price is attractive, but renovating 103 m² at about €700/m² brings the effective cost to roughly €105,000, or €1,020/m²—well above the €412/m² local comparison point. Over 1.4 hectares of land, woodland and a rural Umbrian setting add value, but the listing gives conflicting floor areas (103 vs about 120 m²) and does not state the energy class or confirm urban-planning feasibility.
More on the house and the area
The setting is genuinely appealing, with a traditional rural farmhouse surrounded by expansive open land, woodland and wooded Appennine hills. The roof and main structure appear present, but the interiors are heavily deteriorated, with major plaster damage, cracks and outdated services, making this a renovation project rather than a usable home today.
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€20,000 – €36,000
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.
- The house requires substantial renovation and is not move-in ready.
- Interior walls show extensive cracking, peeling plaster and exposed masonry.
- Kitchen, bathroom and electrical/plumbing systems appear outdated and may need replacement.
- The large grounds and woodland will require significant maintenance and practical access/utilities should be verified.
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 71/100The area sits in the Umbrian Apennines, with wooded ridges and agricultural clearings around Nocera Umbra. The Topino valley is nearby, and the springs and river landscape around the sources of the Topino are part of the local geography. Monte Cucco Regional Park lies within this part of the province and is the main protected mountain landscape in daily reach, with limestone relief, forests and cave systems. The nearest larger towns are Gualdo Tadino and Assisi/Foligno for a wider range of shops, rail connections and services. Nocera Umbra has Bandiera Arancione status. The area is known for mountain woods, springs and cured meats.