Casa bifamiliare in Via dell'Olmo 17
Situata all'ingresso del caratteristico centro storico di Capitone, a pochi passi dalla piazza principale del paese, proponiamo in vendita una Semi indipendente composta da due appartamenti con ingressi indipendenti, taverna, cantine e giardino privato. La proprietà, di circa 100 mq, è composta da ambienti spaziosi e…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Kitchen
See what needs doing and what each job costs
The €38,000 asking price is attractive at €317/m², about 35% below the local €484/m² benchmark, with two independent apartments, garden and historic-borgo appeal. However, the listing does not state the condition, and its stated size differs from the advertised 120 m²; allowing roughly €60,000 for renovation brings the effective cost to about €817/m².
More on the house and the area
A genuinely attractive Umbrian hill-town home with exposed stone surroundings, sweeping valley and mountain views, period mosaic floors, and a rare private garden. The house appears structurally complete and usable rather than a ruin, but its dated interiors and unclear kitchen/bathroom condition mean meaningful refreshing will be needed. At €38,000 for roughly 120 sqm plus garden and ancillary spaces, the setting creates strong bargain appeal.
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.
Our read of the photos, €500/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€14,000 – €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.
- Interiors are dated and will need cosmetic modernization, especially wallpaper, fixtures, and the kitchen area.
- The gallery does not clearly show the bathrooms or full utility systems, so livability should be verified.
- Access is through a compact historic-borgo setting with narrow exterior walkways and stairs.
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 cluster sits in the Nera valley with wooded hills and limestone ridges typical of southern Umbria, and the River Nera runs nearby. Narni is a substantial historic hill town with a fortress, a medieval centre and rail services at Narni Scalo. The Marmore Falls are within about 15 km and are the main named landscape feature in the immediate area. Terni is the nearest larger town and provides the main range of shops, services and rail connections. This part of Umbria is known for olive groves, mixed farming and historic hill settlements.