Caratteristico cielo-terra indipendente da ristrutturare
CARATTERISTICO CIELO-TERRA INDIPENDENTE DA RISTRUTTURARE. Needs renovation, taverna, fibra ottica, esposizione esterna.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
See what needs doing and what each job costs
At €50,000 (€318/m²), the 157 m² townhouse needs renovation, estimated at about €700/m², bringing the effective cost to roughly €1,018/m² versus a local benchmark of €484/m². The independent character and taverna add appeal, but the renovation burden makes this weak value.
More on the house and the area
This is a substantial old townhouse with traditional roof tiles, some exposed stone, mature greenery and a genuine mountain backdrop. However, the exterior is heavily weathered and the listing explicitly says it needs renovation; without interior evidence, it looks more like a demanding restoration project than a ready-to-live-in Italian home.
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€31,000 – €55,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Substantial renovation is clearly needed, including deteriorated exterior stairs, railings, windows and finishes.
- No interior photos are provided, so the condition of the floors, bathroom, kitchen, utilities and roof structure is uncertain.
- Visible damp, weathering and overgrown areas suggest the property may not be immediately habitable.
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 73/100The cluster sits on the Umbrian side of the Apennines, with Monte Penna and the Monte Cucco massif within the local horizon. The Chiascio valley runs through this part of the area. The Monte Cucco Regional Park lies nearby and is the main protected landscape within reach. The nearest ski area is Monte Catria, roughly an hour to an hour and a quarter by road depending on the exact starting point. Gualdo Tadino is the nearest town of size, with a walled historic centre, churches, civic museums and rail access on the Ancona–Foligno line. Assisi is farther away and matters for services and day-to-day connections more than for the immediate landscape. This part of Umbria is known for wooded slopes, limestone mountains, springs and cave systems around Monte Cucco, and for ceramics in Gualdo Tadino.