Rustico/casale
A soli 5 km dalla cittadina medievale di Montefalco, sorge un tipico casale in posizione eccezionalmente panoramica. Grazie all'esposizione a sud, la proprietà gode di una vista aperta e luminosa sui suggestivi borghi umbri, le colline e i rinomati vigneti di Sagrantino. L'immobile principale misura 400 mq ed è diviso su due livelli con ingresso separato. Del piano superiore, sono...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Condition is not stated so I assumed major renovation (~€700/m²); total outlay ≈€320k + €280k = €600k (≈€1,500/m²) versus the local median of €364/m². Nice panoramic location near Montefalco and vineyards, but the effective price is well above typical values for the area.
More on the house and the area
Classic Umbrian hilltop farmhouse with sweeping vineyard and rolling‑hill views and attractive traditional outbuildings. The main building is roofed and structurally present but interiors are dilapidated with cracked walls and debris, so it’s a solid renovation project rather than a turn‑key 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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€79,000 – €140,000
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 move-in ready — interiors are neglected and need comprehensive renovation.
- Visible wall cracks and patched ceilings; expect structural and systems work (electrics/plumbing/heating).
- Outbuildings and grounds overgrown; some clearing and repairs required.
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 76/100The cluster sits on the Umbrian hill country between the Topino and Clitunno valleys. The Apennines rise to the east, with the Sibillini massif visible in wider views from this part of the province. The Clitunno and Topino river corridors are the main natural features within the surrounding landscape. Montefalco is itself a walled hill town with a substantial historic centre, and Foligno is the nearest larger town with rail links, hospitals and full services. Assisi lies nearby in the same valley system and is a UNESCO World Heritage Site. This area is known for Sagrantino vineyards and olive groves.