Casa indipendente in Via del Tabacco 5
In posizione panoramica, con una piacevole vista sul lago, proponiamo in vendita casa singola disposta su due livelli, ideale per chi desidera personalizzare gli ambienti e realizzare una casa su misura secondo le proprie esigenze. Al piano terra troviamo un accogliente soggiorno con camino e scala in legno a vista,…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Structure
- Damp
- Bathroom
See what needs doing and what each job costs
The €69,000 asking price is €575/m², only slightly above the local €505/m² benchmark, but the house explicitly needs renovation, bringing the estimated all-in cost to about €1,275/m². Lake views, a garden, parking and 41 photos add appeal, though the energy class G and renovation requirement limit the value.
More on the house and the area
This is a genuine independent country house with attractive exposed beams, a working-looking fireplace, a balcony, enclosed garden and a lovely green hillside/lake-country setting. It is not a ruin: the main rooms are floored and furnished, but the interiors are very dated and the bathroom area appears seriously damaged, so it is a renovation project rather than a move-in-ready dream 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€24,000 – €42,000
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.
- Significant renovation is needed, especially the damaged bathroom/roofed area and peeling plaster.
- The house appears usable but dated, with possible damp and moisture issues to investigate.
- Only one bathroom is shown for a 120 sqm, four-bedroom property; utilities and structural condition should be verified.
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 61/100The upper Tiber valley runs through this area, with farmed valley floor and wooded hills rising toward the northern Umbrian and Tuscan Apennines. The River Tiber passes nearby. Monte Nerone and the Alpe della Luna area are within the wider mountain backdrop, and the first ski lifts are on Monte Catria at roughly 1 hour 15 minutes by road. Città di Castello is the nearest town of size, with a substantial historic centre, services and museums. This part of the valley is known for tobacco cultivation and for the cross-border route between Umbria and Tuscany.