Trilocale in Via Irma Ricci 34
Agenzia Immobiliare di Passignano sul Trasimeno propone in vendita Nuovo Immobile in zona Passignano sul Trasimeno A Passignano sul Trasimeno, in zona residenziale, proponiamo in vendita appartamento di recente costruzione, situato a piano terra e dotato di ingresso indipendente. L’immobile è composto da un…
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
Move-in ready apartment with independent entrance, garden, portico, garage and furnishings, but the €78,000 price equals €1,418/m²—well above the €600/m² local comparison level, even before allowing for modest finishing costs. Its lake-town setting and strong amenities support the price, making it usable but not a standout bargain.
More on the house and the area
A bright, cheerful, move-in-ready apartment with a well-kept private garden, covered outdoor area, independent entrance, and garage. The colorful furnished interior feels genuinely lived-in and usable, though the home is more appealing for comfort and value than for historic character or spectacular scenery.
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€4,000 – €6,000
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.
- Only 55 sqm, with a single bathroom.
- The apartment is modern and practical rather than rich in historic character or dramatic views.
- As a ground-floor unit, privacy and outdoor exposure should be checked.
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 72/100The cluster sits on the shore of Lake Trasimeno; the lake and its shoreline are the dominant landscape within 15 km. Isola Maggiore and Isola Polvese lie in the lake; Polvese is used for nature and visitor activities. Passignano sul Trasimeno has a marina and regular ferry/boat links around the lake. Castiglione del Lago (a nearby lakeside town with a medieval centre and the Rocca del Leone fortress) is within the same lakeshore area. The surrounding ground is low hills and agricultural land with olive groves, vineyards and lakeside reedbeds. The area is used for lake tourism, sailing, fishing and birdwatching; there are seasonal tourist services on the lakeshore.