Appartamento
Appartamento. garage, terrazzo, arredato.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €1,067/m² before works, this is well above the local comparison level of €594/m²; allowing roughly €200/m² for unspecified condition puts the effective cost near €1,267/m². The lake setting, garage, terrace and panoramic view add value, but the listing does not say whether the apartment is immediately habitable.
More on the house and the area
A bright, genuinely livable apartment with a full kitchen, furnished bedroom, bathroom, garage, and a generous panoramic terrace overlooking green Umbrian hills. It lacks historic character or a memorable exterior, but the views, sunlight, and move-in condition make it a strong affordable Italian-home proposition.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €5,000
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.
- Compact 45 sqm one-bedroom apartment.
- Interior and bathroom are clean and usable but dated and fairly plain.
- The lake is not clearly visible in the photos; the outlook is mainly wooded hills and surrounding homes.
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 73/100Lake Trasimeno is within the area, with reed beds, islands and low hills around the shoreline. The western side of the area meets the Trasimeno Regional Park. Perugia is the nearest city of size, with a university, major services and a large historic centre. Castiglione del Lago on the lake is one of I Borghi più belli d'Italia. The area is known for olive groves, mixed farmland and lakeside tourism.