Rustico con 2 giardini da finire in valnerina nei pressi del ponte tibetano
A Setri, caratteristico borgo che sorge a 850 metri di altitudine nel cuore della Valnerina umbra, vendiamo questo affascinante rustico indipendente di ampia metratura con due giardini di proprietà esclusiva, da trasformare in un gioiello per le potenzialità che offre in una posizione invidiabile, a un paio di…
What it really costs
See what needs doing and what each job costs
At €19,000 (€106/m²), the price is very low, but the 180 m² non-residential shell still requires a major conversion and renovation; estimated effective cost is about €181,000 (€1,006/m²), versus the €412/m² Umbria farmhouse baseline. Structural consolidation and tourism potential help, but residential use is not currently registered and the listing provides no reliable condition or bathroom data.
More on the house and the area
The property has appealing mountain-village surroundings, two private garden areas, generous space, and a solid-looking farmhouse exterior. However, the photos show a raw, uninhabitable shell with unfinished openings, basic outbuildings, and no visible living facilities, so its charm is currently more potential than home.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€36,000 – €63,000
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 a substantial renovation project, not a move-in home: no bathrooms or usable interiors are shown.
- It is not currently registered as a residential dwelling and requires a change of use plus an approved renovation project.
- Roof, utilities, windows, and full structural/technical condition should be verified before purchase.
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 72/100The cluster is in the Umbrian Apennines, in the upper Vigi valley, with wooded ridges and mountain terrain around Sellano. The Vigi stream and the Valnerina are the main local river landscapes, and the Nera valley lies just to the east within daily local geography. The Monti Sibillini rise nearby, and the edge of Monti Sibillini National Park is within roughly 15 km around the eastern side of the comune. Forni di Cerro has a small ski field above Sellano, and the larger lifts of Frontignano di Ussita on Monte Bove are about an hour away, which is a logistics fact rather than a scoring factor. The nearest town of some size is Foligno, which has rail links, services and a substantial historic centre. In the immediate area the landscape is known for forested mountain slopes, stone hamlets and outdoor routes in the Valnerina and Sibillini foothills.