Appartamento
Passaggio di Bettona- In zona tranquilla appartamento all’interno di una villa bifamiliare composto da: due camere da letto, due bagni, soggiorno e cucina e possibilità di dividere rustico e garage. Completa la proprietà giardino perimetrale di circa 500 mq. L’immobile si presenta allo stato grezzo, offrendo la…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
The apartment is explicitly unfinished: adding roughly €110,000 for a 100 m² restoration brings the project to about €174,000, or €1,740/m², versus €594/m² for comparable local stock. The 500 m² garden and possible garage/rustico division add appeal, but not enough to offset the heavy completion cost.
More on the house and the area
The house has attractive green-hill views and a sizeable garden, with a sound-looking roof and a pleasant suburban setting. However, it is clearly sold in a raw unfinished state: the interiors are bare masonry with no visible bathrooms, kitchen, windows, or livable finishes, making this a major renovation project rather than a usable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€40,000 – €59,000
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.
- The property is an unfinished shell with exposed brick walls and bare concrete/gravel floors.
- No finished kitchen, bathrooms, windows, utilities, or interior finishes are shown.
- The overgrown 500-square-metre garden will require substantial clearing and landscaping.
- A full renovation budget and verification of permits/utilities are essential.
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 63/100Bettona stands on a hill in the Tiber valley, with the Umbrian Apennines visible to the east on clear days. The Chiascio and Topino river plain lies below the town. Assisi is the nearest town of size nearby, with the Basilica of San Francesco and the walled historic centre, and Perugia is the main city for services. Assisi forms part of the UNESCO listing for the Franciscan sites. This area is known for olive groves, wine, and hill towns across the central Umbrian plain.