Appartamento in Orte
Appartamento in Orte. cucina.
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €792/m², the asking price is already above the local €660/m² benchmark; allowing roughly €700/m² for the unstated condition gives an effective cost near €1,492/m². With only one photo, a one-word description, and no stated bathroom or condition, this is a weakly documented and likely overpriced opportunity.
More on the house and the area
The warm ochre palazzo facade, green shutters, balconies, cornice detailing, and bright Lazio light give this apartment genuine historic Italian character. At €51,450 for 65 sqm it looks like an attractive bargain, but the single exterior photo cannot establish that it is a usable home, and the reported zero bathrooms is a major warning.
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€13,000 – €23,000
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.
- Only the exterior is shown, so the apartment’s interior condition and finish level are unknown.
- The listing records zero bathrooms and gives almost no detail beyond a kitchen, which is a significant livability concern.
- The apartment appears to face a shared parking/courtyard area rather than offering a private outdoor space or notable view.
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 area sits in the southern Umbrian hills above the Nera valley. The Nera is the main river nearby, with gorges and wooded slopes around Narni and Stifone. Narni is a substantial hill town with a fortress, a medieval centre and Roman remains including the Ponte d’Augusto. Terni is the nearest larger town, with full services and rail connections. The Marmore Falls are nearby in the Terni area, formed by the Velino falling into the Nera. This part of Umbria is known for hill towns, olive groves and wooded river valleys.