Casa indipendente
Bagnoregio: nel caratteristico e tranquillo borgo di castel cellesi casa indipendente in stile caratteristico con travi in legno e pianelle in cotto composta da soggiorno con angolo cottura con camino, camera matrimoniale, due bagni e magazzino. Ape in fase di rilascio.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Heating
See what needs doing and what each job costs
At €19,000 (€339/m²), estimated costs bring the effective price to about €539/m², slightly above the local €490/m² reference. The characteristic village setting, fireplace, terrace, and two bathrooms add appeal, but the listing does not state the property's condition or renovation needs.
More on the house and the area
A highly characterful small home with handsome exposed beams, terracotta floors, a large traditional fireplace and a genuine kitchen-bedroom-bathroom layout. It is a real, usable house rather than a shell, but visible damp, aging finishes and dated bathrooms keep it below the dream-home tier; the €19,000 price is exceptionally compelling.
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€4,000 – €6,000
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.
- Visible damp staining, peeling plaster and ceiling marks need investigation and repair.
- Bathrooms and kitchen are very dated and may need modernization.
- No exterior, view or terrace quality is demonstrated in the photos.
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 78/100The cluster is in the volcanic tuff country on the border between northern Lazio and Umbria, with the badlands and ravines of the Valle dei Calanchi immediately around Bagnoregio. Lake Bolsena lies within about 15 km. Civita di Bagnoregio, on an isolated tuff spur above the calanchi, is within the area and is the main landmark. Orvieto is the nearest larger town; it has rail services, the A1 motorway and a major cathedral. The area is known for volcanic tuff landscapes, olive groves and wine country around Lake Bolsena.