Appartamento da ristrutturare
LEONARDI IMMOBILIARE Proponiamo in vendita nel comune di San Giustino località Selci appartamento di circa 125 mq, posto al primo piano con ingresso indipendente e sviluppato interamente su un unico livello. L'immobile è composto da ingresso, disimpegno, cucina abitabile con camino, ampio soggiorno con balcone,…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €58,000 (€464/m²), the apartment is attractively priced upfront, but its renovation raises the estimated total to about €145,500, or €1,164/m²—nearly twice the local comparison level. The listing confirms renovation is needed but gives no detail on the scope or costs.
More on the house and the area
This is a generous, conventional 125 sqm apartment with a real kitchen, bathroom, radiators, solid floors and a charming fireplace. However, the interiors are heavily dated with damp damage and peeling ceilings, so it is a substantial renovation project rather than a ready-to-live 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€25,000 – €44,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Requires a complete renovation, including walls, ceilings and likely electrical/plumbing systems.
- Visible damp, mold staining and cracking need professional inspection before purchase.
- Only one bathroom for four bedrooms; no attractive view or meaningful outdoor space is shown.
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 low hills, fields and wooded slopes between Umbria and Tuscany. The northern Umbrian Apennine foothills rise nearby, and the Alpe della Luna massif is within this radius to the north-east. Città di Castello is the nearest larger town, with a substantial historic centre and services. Sansepolcro in Tuscany is also very close for daily use. This border area is known for tobacco growing in the valley and for Renaissance links around the upper Tiber.