Rustico/casale
A circa 20 km da Perugia, nel comune di Marsciano, proponiamo in vendita un casale da ristrutturare immerso in un contesto tranquillo e riservato, circondato da circa 1 ettaro di terreno. La proprietà comprende un fabbricato principale e un annesso, per una superficie complessiva di circa 220 mq. Il casale ha già…
What it really costs
See what needs doing and what each job costs
The listing is a 220-250 sqm farmhouse at €79,000 (€316/sqm) in Umbria, and the text says da ristrutturare but with structural works already done (rifacimento), so I estimate about €850/sqm renovation rather than full restoration. That gives an effective cost around €1,166/sqm, which is still attractive for a large farmhouse with 1 hectare of land and an annex, and the asking price itself sits below your low-stock baseline of €376/sqm.
More on the house and the area
The setting is very dreamy: an Umbrian stone farmhouse tucked into rolling countryside with cypresses, olive trees and a full hectare of land. The main house has real character and appears structurally rebuilt with a roof, but the interiors are still essentially a bare shell, so this is not yet a usable home. Beautiful project energy, but livability is far off today.
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, €850/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€50,000 – €88,000
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.
- major renovation still required before habitation
- interiors are raw and incomplete with no finished kitchen/bath visible
- part of the outbuilding is collapsed/ruinous
- overgrown grounds and likely access/utilities works needed
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 56/100This is the middle Tiber valley landscape of central Umbria, with cultivated low hills, woods and small streams around the Nestore basin. The Tiber runs east of Marsciano, and the area sits between Perugia and Todi, with both towns providing the nearest larger concentration of services and historic centres. Within about 15 km the setting is mainly agricultural countryside with scattered hamlets and small hill villages rather than a single named natural feature. Todi, with its walled hill town and monuments, is just beyond that radius and matters more as a nearby destination than as part of the immediate landscape. The area is known for mixed farming, olive groves and vineyards typical of inland Umbria.