Lavora in A.P.I. Srl -Curriculum studio@apisrl.org
Lavora in A.P.I. Srl -Curriculum studio@apisrl.org. Habitable, autonomo heating, cucina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
The €58,522 price equals €440/m², about 10% below comparable local stock, but allowing roughly €26,600 for habitable-condition work brings the effective cost to about €640/m², above that benchmark. Heating and a kitchen are mentioned, but the listing does not state the bathroom situation or provide broader property details.
More on the house and the area
A generously sized 133 sqm townhouse at €58,522, with a tidy paved forecourt, shutters, planted borders, and a convincingly habitable exterior. It looks like a real, usable home rather than a ruin, but it lacks a standout view, distinctive historic details, or impressive interiors; the low price is its main appeal.
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€9,000 – €15,000
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.
- No interior photos are provided, so the actual kitchen, bathroom, finishes, and livability cannot be verified.
- The exterior appears serviceable but dated, with plain façades and some unfinished-looking surfaces.
- The listing confirms heating and a kitchen but lists zero bathrooms, which should be clarified.
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 71/100The area sits in the Umbrian Apennines, with wooded ridges and agricultural clearings around Nocera Umbra. The Topino valley is nearby, and the springs and river landscape around the sources of the Topino are part of the local geography. Monte Cucco Regional Park lies within this part of the province and is the main protected mountain landscape in daily reach, with limestone relief, forests and cave systems. The nearest larger towns are Gualdo Tadino and Assisi/Foligno for a wider range of shops, rail connections and services. Nocera Umbra has Bandiera Arancione status. The area is known for mountain woods, springs and cured meats.