Rustico/casale in Località Setri 1342
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
The €19,000 asking price is only €106/m², but the 180 m² rustic requires substantial restoration and is not currently registered as a civil dwelling; legal conversion must be verified. At an estimated €1,100/m² renovation cost, the effective cost is about €1,206/m² versus the Umbria farmhouse baseline of €412/m².
More on the house and the area
This is a substantial Umbrian rural property in a beautiful mountain-borgo setting, with greenery, hills and two private gardens. However, the photos show a severely dated agricultural compound rather than a usable home: boarded openings, rough storage buildings and extensive renovation needs. At €19,000 it has strong project potential, but it is not yet a dream home to move into.
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€71,000 – €105,000
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.
- Not registered as a civil dwelling, according to the description.
- Clearly a major renovation project with unfinished, agricultural-style interiors and deteriorated outbuildings.
- No interior living spaces, kitchen, or bathroom are shown, so actual habitability is unproven.
- Mountain location at 850 m may mean difficult winter access and colder conditions.],
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.