Rustico/casale
In splendida posizione riservata e molto panoramica, in zona Volpara, n. 2 annessi agricoli con grotta per complessivi 80 mq circa e terreno privato. I due fabbricati si sviluppano su unico livello e sono strutturalmente solidi. Entrambi utilizzabili come magazzini- cantina con grotta nella loro attuale destinazione o…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is for 2 annessi agricoli currently usable only as magazzini/cantina, so it is not a legal dwelling in its present state; that is a veto red flag. At €48,000 for 80 sqm (€600/sqm) it is not relevant against the €408/sqm baseline because the asset is storage/agricultural volume, not a habitable farmhouse.
More on the house and the area
The panoramic Umbrian valley views, olive trees and stone outbuildings give it real rural romance, and the grotto/cellar adds character. But this is not a usable home as shown: it looks like solid agricultural annexes and storage spaces rather than a habitable house. Dreamy setting, project-level 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€32,000 – €47,000
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.
- Agricultural outbuildings, not shown as a ready residential home
- Needs full conversion/renovation to become livable
- Interiors are basic storage spaces with no real kitchen/bathroom shown
- Likely planning/usage-change checks needed for residential use
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 62/100This is hill country on the Umbrian side of the upper Paglia valley, with cultivated slopes, woods and small historic settlements. The Paglia river runs nearby. Monte Peglia and the Monte Peglia e Selva di Meana UNESCO biosphere area are within the surrounding area. Orvieto, the nearest town of size, is nearby and has a cathedral, a large historic centre and services. The area is known for vineyards, olive groves and mixed farming on the border between Umbria and southern Tuscany.