Rustico/casale in Località Catinelli
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 for 80 m², the estimated €1,100/m² restoration brings the effective cost to about €1,463/m², far above the Umbria farmhouse baseline of €412/m². The stone rustico is currently occupied by hay bales and requires conversion into a dwelling, with legal habitability and renovation scope unclear.
More on the house and the area
The mountain setting, rugged stone construction, traditional timber roof, and private outdoor space have real character and strong restoration potential. However, the property is currently a raw hay-filled farmhouse shell with no usable living areas or visible services, so it is a substantial project rather than a home you could realistically live in now.
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 agricultural shell, not a move-in-ready home.
- Interiors are filled with hay and lack visible floors, kitchen, bathroom, and utilities.
- Major renovation is required, including assessment of the roof, structure, access, and permissions for residential 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.