Todi
Tribunale: Spoleto RGE: 20/2024 PVP: 4651573 Abitazione con garage e terreno con rimessa attrezzi a Todi (PG), Vocabolo Vigna di Ripaioli 52 - QUOTA 1/4 Gli immobili sono siti in località Ripaioli a circa 3 km dallo svincolo "Pantalla" della Strada Statale 3bis Tiberina e a circa 15 km dal centro cittadino.…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
- Only a share of the property is for sale
Must be done first
- Kitchen
See what needs doing and what each job costs
This is a judicial auction sale of only a 1/4 ownership share, not a normal purchase of the full home. Although the advertised price is €21,000 (€108/m²), the ownership and auction risks make it unsuitable as a straightforward livable-home deal.
More on the house and the area
The renovated-looking interiors and modern bathroom are clean and usable, while the large 195 sqm size and very low price create some bargain appeal. However, the home lacks distinctive Italian character or a proven spectacular setting, and the photos suggest mixed condition. The 1/4 ownership share makes this much less compelling as a simple dream home.
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€13,000 – €22,000
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.
- This is an auction property sold as only a 1/4 ownership share, a major legal and practical complication.
- The gallery appears inconsistent: several polished rooms contrast sharply with a dark, dated room, so the actual condition is unclear.
- The property is about 15 km from Todi and may require verification of planning, title, and internal alterations.
- The attractive €21,000 price reflects the fractional auction context rather than a straightforward full-home purchase.
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 70/100Todi is a medieval hill town with a cathedral and a compact historic centre sitting above the Tiber valley. The area within about 15 km is rolling Umbrian hills dominated by agricultural land: olive groves, vineyards, arable fields and patches of mixed woodland. The Tiber River and its valley are the main lowland geographic feature in the immediate surroundings. There are scattered small villages and farmhouses rather than continuous urban development; no major lakes or sea coastline lie within the 15 km radius. There are no ski lifts in the immediate area. The nearest city of size is Perugia (regional capital) with a university, regional airport and rail connections, at roughly 40 km to the north. The area is locally known for olive oil and wine production.