Rustico/casale in Via Clementina 1
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
See what needs doing and what each job costs
€33,000 for 103 sqm is €320/sqm, but the listing says da ristrutturare, so I estimate about €700/sqm renovation, bringing the effective cost to about €1,020/sqm. That is well above the low Umbria farmhouse baseline of €400/sqm, but the absolute entry price is low and it appears to be a genuine dwelling with recovery potential, not a veto case.
More on the house and the area
The setting is the real draw: a detached farmhouse in a secluded Umbrian clearing with mountain backdrops, land and useful outbuildings. The house is roofed and still reads as a proper home rather than a ruin, but the interiors show heavy neglect and significant refurbishment needs. At €33k it has dreamer appeal, yet this is a serious renovation project, not a move-in country 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€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.
- Needs full renovation before comfortable living
- Visible cracking, peeling plaster and very tired interiors
- Bathroom and kitchen are present but obsolete and likely need replacement
- Rural setting may mean utility/access checks are essential
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.