Le stelle p083
Nel cuore pulsante del suggestivo borgo storico di Gualdo Cattaneo, vi aspetta una proprietà unica, ricca di carattere e potenzialità. Le Stelle Questa affascinante porzione immobiliare vi accoglie al primo piano con una luminosa zona giorno, con un grande camino. La zona notte offre una spaziosa camera matrimoniale e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable townhouse, 56sqm at 1071 EUR/m2. Priced ~2.2x the town median (490 EUR/m2), but that baseline is likely skewed by ruins/land in a small rural sample, so the premium is partly justified by habitable status. Panoramic views, private garden, terrace, cellar and wood oven add character. However, description admits no heating system ('priva di impianto termico') and need for modernization interventions, so 'Habitable' is optimistic. Missing building year and energy class. Reno to bring heating and comfort up: ~600 EUR/m2. Fresh listing (6 days). Reasonable but not a bargain given required works.
More on the house and the area
Stone townhouse in the historic core of Gualdo Cattaneo with authentic character - exposed stone facade, old cellars with a wood-fired oven, and a private garden terrace overlooking the Umbrian valley. Exterior and setting carry genuine historic borgo charm and a real panoramic view. Interior photos show a habitable but dated space (orange kitchen, basic tiling) needing modernization, and there's no heating system. Solid charm and a bargain price (€1,071/m2) but not a scroll-stopper on visuals alone.
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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€11,000 – €20,000
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.
- No heating system; needs modernization
- Interior currently dated with basic finishes
- Small at 56 sqm
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 61/100The cluster is in the hill country between the Topino and Tiber basins, with cultivated ridges of vineyards, olive groves and woods typical of central Umbria. The nearest larger towns are Foligno and Marsciano, with full daily services and rail access at Foligno. Perugia is the main city in the area for higher-level services and airport access. Assisi and Montefalco are nearby historic hill towns; Montefalco is known for Sagrantino wine, and this part of Umbria is known for wine and olive oil.