Rustico in pietra con corte esclusiva in montagna
Rustico indipendente in pietra da ristrutturare per convertirlo in un delizioso casaletto singolo su due piani con corte privata sulle montagne dell'entroterra spoletino, ai margini del borgo di Catinelli, fra Pompagnano e Castagnacupa. Completamente indipendente, la struttura dispone di un'altezza di circa 5 metri che…
What it really costs
See what needs doing and what each job costs
At €29,000 (€362/m²), this stone rustico requires substantial restoration and conversion; estimated renovation is about €1,100/m², bringing the effective cost to roughly €1,462/m² versus the Umbria baseline of €412/m². The remote mountain setting and missing legal/technical details further weaken the deal.
More on the house and the area
The stone walls, traditional timber roof, dry-stone terraces, and wooded Umbrian mountain setting give this farmhouse genuine character and a beautiful rural outlook. However, the interiors are raw agricultural spaces filled with hay, with no visible floors, bathroom, kitchen, or services, so it is a substantial restoration project rather than a usable 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€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.
- This is an uninhabitable renovation shell, not a move-in home.
- No bathroom, kitchen, flooring, or living infrastructure is shown; utilities are unknown.
- The roof and structural condition require professional inspection before planning conversion.
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 55/100The cluster is in the built-up area of Terni, in the broad Conca Ternana basin between the Monti Martani to the north and the Valnerina hills to the east. The Nera River runs through the area. Marmore Falls is about 8 km away, on the Nera, with the lower Valnerina immediately beyond. Terni is the nearest town of size and has the full services of a provincial capital, with a substantial urban and industrial fabric. The area is known for its steelworks and for the nearby Cascata delle Marmore.