Trilocale in Magione
Trilocale in Magione. esposizione esterna.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €40,000 (€519/m²), the apartment is attractively priced in absolute terms, but allowing roughly €200/m² for an unspecified condition brings the effective cost to about €718/m², above comparable local pricing. The lake setting and panoramic view add value, while the listing does not say whether the property is habitable or needs work.
More on the house and the area
This is a highly characterful historic apartment with a striking stone-and-brick façade, traditional shutters, exposed timber ceilings, terracotta floors, and a real fireplace. The interior is complete and apparently usable rather than a shell, but it is plainly dated and would need refreshing before feeling like a dream home; the advertised lake or panoramic setting is not visible in the photos.
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€5,000 – €9,000
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.
- The home is clearly dated and will need cosmetic renovation, especially walls, floors, bathroom, and likely services.
- A kitchen is not shown in the gallery, so its presence and condition should be verified.
- Some interior wall cracking and aging finishes warrant a technical inspection.
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 78/100Lake Trasimeno is within the area, with reedbeds, low shores and islands including Isola Polvese. The hills west of Perugia rise around the lake basin, with cultivated slopes and woodland. The Lake Trasimeno Regional Park covers parts of the lakeshore and islands. Perugia is the nearest city of size, with a university, major services and a substantial historic centre. Castiglione del Lago on the lake is one of I Borghi più belli d'Italia. The area is known for the lake landscape, olive groves and wine and for the Trasimeno battlefield area connected with Hannibal’s campaign.