CAPITONE:Centro storico Semi Indipendente con giardino
CAPITONE:Centro storico Semi Indipendente con giardino. Needs renovation, autonomo heating, garage, caminetto, taverna, fibra ottica, porta blindata, accesso per disabili, balcone, impianto tv con parabola satellitare, cantina, esposizione doppia.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Kitchen
See what needs doing and what each job costs
At €38,000 (€345/m²), the townhouse looks inexpensive, but estimated renovation brings the effective cost to about €1,045/m²—well above the €484/m² local comparison level. Its historic-center setting, garden, garage, and 25 photos add appeal, but the renovation burden limits the deal quality.
More on the house and the area
A solid 110 sqm historic-center townhouse with exposed stone character, a private garden, and genuinely sweeping Umbrian valley and mountain views. The house is roofed, floored, heated, and clearly a real home rather than a ruin, but it needs modernization—especially the kitchen and finishes—to become truly dream-worthy.
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€22,000 – €39,000
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.
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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.
- The interiors are very dated and need a substantial cosmetic renovation.
- The kitchen appears stripped back, and the bathrooms are not shown in the gallery.
- Access is via steep exterior stairs and narrow historic-center passageways.
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.