Casa indipendente 7 locali, 145 m² in Via dei Fabbri 9, San
Casa indipendente 7 locali, 145 m² in Via dei Fabbri 9, San. autonomo heating, cancello elettrico, caminetto, esposizione esterna, cucina, balcone, arredato, cantina.
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 €68,240 (€471/m²), this 145 m² villa is already about 24% above the €380/m² local comparison level; allowing roughly €200/m² for unspecified updates raises the effective cost further. Heating, fireplace, balcony, cellar and furnishings are positives, but the listing does not say whether it is habitable or provide bathrooms, construction year, or energy details.
More on the house and the area
A substantial three-story stone house in San Giustino’s historic center, with a private garden/courtyard, balcony, and attractive traditional exterior character. The home appears usable rather than a ruin, with a kitchen, living room, bedrooms, bathrooms, autonomous heating, and finished floors, though the condition is only described as fair and the presentation is not especially polished.
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€10,000 – €16,000
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.
- Auction purchase with possible legal, occupancy, and inspection risks.
- Interior photos are not provided, so actual kitchen and bathroom condition is unclear.
- Average finishes, single-glazed wooden windows, and a low 2.07 m ground-floor ceiling may require updating.
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 upper Tiber valley runs through this area, with farmed valley floor and wooded hills rising toward the northern Umbrian and Tuscan Apennines. The River Tiber passes nearby. Monte Nerone and the Alpe della Luna area are within the wider mountain backdrop, and the first ski lifts are on Monte Catria at roughly 1 hour 15 minutes by road. Città di Castello is the nearest town of size, with a substantial historic centre, services and museums. This part of the valley is known for tobacco cultivation and for the cross-border route between Umbria and Tuscany.