Lavora in A.P.I. Srl -Curriculum studio@apisrl.org
Trattasi di un’unità immobiliare di civile abitazione sviluppata su tre livelli collegati tramite scala interna, costituita da un locale ad uso stalla ed una cucina al piano terra, due camere da letto al piano primo e da un locale ad uso cucina al piano secondo AstaGiudiziaria - A.P.I. Srl Riferimento: 48_2019_071226…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Sold at judicial auction
Must be done first
- Bathroom
- Windows
See what needs doing and what each job costs
This is a judicial auction, which carries significant purchase and legal-process risk for a foreign buyer. Although the €11,850 headline price is very low, renovation at roughly €700/m² raises the effective cost to about €789/m², above the local €487/m² benchmark.
More on the house and the area
This is a handsome old stone townhouse in a traditional hamlet, with strong historic character, an intact-looking roof, and atmospheric masonry and archways. However, the property appears vacant and heavily overgrown, with dark unfinished interiors, debris, and no bathroom listed; it is a renovation project rather than a usable home today.
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€26,000 – €47,000
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.
- Clearly requires substantial renovation and is currently overgrown.
- No bathroom is listed or visible, so it is not presently move-in ready.
- Auction purchase adds legal, access, and verification risks.
- Interior condition, utilities, flooring, and structural stability are not demonstrated by the photos.
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 is in the Umbrian valley at the foot of the Monti Martani, with the wooded ridge of Monteluco immediately above Spoleto. The Tessino runs through the town and the Nera valley is close to the east. The area lies next to the Monti Sibillini National Park system only farther away, but within the local radius the main protected landscape is the Monteluco area with its holm-oak woods. Spoleto is the nearest town of size and has a substantial historic centre, the Rocca Albornoziana, the Ponte delle Torri, a Roman theatre and the cathedral. Spoleto is known for its hilltown setting and for the Festival dei Due Mondi.