Casa Indipendente
FRATTA TODINA ZONA CENTRO SPORTIVO, CASA INDIPENDENTE di 170 Mq totali + 3 terrazzi 100 Mq + garage 20 Mq + giardino 100 Mq. Soffitta non abitabile non inclusa nelle superfici. La casa si sviluppa su tre livelli così composti: 1° Piano abitativo 70 Mq con ingresso cucina abitabile con camino, soggiorno, 2 camere…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Heating
See what needs doing and what each job costs
At €80,000 (€471/m²), the property is already above the local €385/m² benchmark, while only 70 m² is habitable and 100 m² remains unfinished. The lack of heating and required maintenance push estimated renovation costs to about €700/m², making the effective price substantially too high for the condition.
More on the house and the area
This is a genuinely usable country house with a striking rolling Umbrian landscape, large terraces, enclosed garden, garage, and a pleasant outdoor setting. The living floor is complete and habitable, but the interiors are dated, the house lacks heating, and the substantial lower level remains unfinished.
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€34,000 – €60,000
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.
- No heating system is installed, so significant work may be needed for year-round comfort.
- The interiors are habitable but dated, with old finishes and visible maintenance needs.
- The 100 sqm ground-floor space is unfinished and would require renovation if converted for living.
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 area sits in the central Umbrian hills above the middle Tiber valley, with cultivated ridges, woods and small valleys. The Tiber runs east of here, and Lake Corbara on the river is within roughly 15 km. The nearest town of size is Marsciano, with everyday services and shops; Todi is also close and has a substantial historic centre on its hill. This part of Umbria is known for olive groves, vineyards and hill villages.