CASA INDIPENDENTE CON TERRENO DI 2000 mq
melia (Rif. 621) A circa 15 km da Amelia in direzione Orvieto, proponiamo casa singola da ultimare disposta su due livelli fuori terra di circa 150 mq per ogni piano oltre a piano sottotetto in parte abitabile. L'immobile è stato realizzato a metà degli 80 ed attualmente è da terminare sia internamente che nelle…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €283/m² the asking price is below comparable local stock, but renovating 300 m² at roughly €700/m² brings the estimated all-in cost to about €983/m², far above €378/m². The property has 2,000 m² of land, a balcony, fireplace and heating, but the listing does not say when it was built or its energy rating.
More on the house and the area
A solid countryside villa surrounded by mature olive trees, stone walls, and rolling Umbrian hills, with attractive brick arches, a fireplace, and generous outdoor space. The upper living area appears usable but dated, while much of the 300 sqm lower level is an unfinished agricultural/storage space, so this is a substantial renovation project rather than a turnkey home.
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€59,000 – €105,000
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.
- Substantial renovation is needed, especially the large unfinished lower level.
- Interiors are dated and sparsely finished, with no modern kitchen shown.
- Utilities, energy performance, and the practical condition of the heating system should be verified.
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 61/100The area sits in the southern Umbrian hills with cultivated slopes, olive groves and wooded ridges above the Tiber basin. The Tiber valley lies nearby to the east, and the Nera valley is within the wider surrounding area. Amelia has a substantial walled historic centre on a hill, with Roman and medieval remains and daily services. Narni is the nearest other historic town of size, and Terni is the nearest larger city with full rail, hospital and retail services. This part of Umbria is known for olive oil, mixed farming and hill towns.