Terratetto plurifamiliare in Spoleto
Ocenelli Porzione di Casale con corte esclusiva di 500 mq circa più terreno 1000 mq. L'immobile è disposto su due livelli al primo piano si sviluppa tutta l'abitazione composta da ingresso, cucina abitabile, soggiorno, tre camere da letto matrimoniali, bagno e ripostiglio per un totale di 100 mq ca. al piano terra…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Only a share of the property is for sale
See what needs doing and what each job costs
Price at 325 EUR/m2 is well below the local median of 490 EUR/m2, a ~34% discount, giving a solid baseline advantage. 200 sqm townhouse with garage, balcony, heating, exclusive 500 sqm courtyard plus 1000 sqm land, and 40 photos support a decent baseline. Fresh listing (5 days). Caveat: it is a 'porzione di casale' (portion of a farmhouse), implying shared/partial ownership of the larger building, hence the flag. Only 100 sqm is finished habitable; the ground-floor 100 sqm is unfinished storage/fondi convertible to a second dwelling. Needs full renovation (1967 build, no energy class), so budget ~500 EUR/m2. Net still attractive.
More on the house and the area
Standard 1967 two-level townhouse portion in rural Spoleto, Umbria, needing renovation. Plain cream exterior with dark shutters and iron balcony—functional but unremarkable. Modest appeal from hilly green Umbrian countryside views and generous land (500 sqm court plus 1000 sqm terrain). Charming rustic wood-fired brick oven adds minor character. Ground floor fondi allows creating a second dwelling. At €325/m2 it is affordable, but interiors are unseen and the property reads as a practical fixer-upper rather than a scroll-stopper.
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€23,000 – €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.
- Needs full renovation
- Single bathroom for 3 bedrooms
- No energy class listed
- 1967 build, dated construction
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 76/100The cluster sits in the Umbrian Valley at the foot of the Monti Martani and close to the first ridges of the Apennines. The Tessino runs through Spoleto and the Nera valley is nearby to the east, with the gorge country of Valnerina within this radius. Monteluco, the wooded hill above the town, is a protected area and forms part of the local landscape. Spoleto itself is a substantial historic town with a Roman theatre, the Rocca Albornoziana and the Ponte delle Torri. The town is known for the Festival dei Due Mondi.