Un sogno da realizzare sulle rive del Lago Trasimeno
Sulle rive del Lago Trasimeno, a pochi chilometri dal centro di Castiglione del Lago, proponiamo in vendita un interessante piano di recupero con annesso, per una superficie complessiva di circa 60 mq. Un'opportunità ideale per realizzare una casa da sogno in una delle zone più suggestive dell'Umbria, perfetta sia…
What it really costs
Can you move in?
Move in as it is
In the listingRenovated- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The description is not a renovated dwelling: it offers a 'piano di recupero con annesso' of 60 sqm, i.e. a recovery project with an annex, which strongly suggests a non-residential outbuilding rather than a legally habitable house. At EUR 55,000 plus heavy restoration (~EUR 1,100/sqm), the effective cost is about EUR 1,350/sqm versus a low-stock baseline of EUR 495/sqm, and the listing facts contradict the text by marking it as renovated.
More on the house and the area
Listing shows CGI renders of a small single-story brick house project near Lake Trasimeno in Umbria. The main draw is the ~8,000 sqm surrounding land, offering privacy and outdoor space. Renders depict pleasant but generic interiors (exposed wood beams, terracotta floors, stone accent walls) and modest exteriors. Nothing scroll-stopping: no dramatic views, no historic character, no stunning architecture. It is a renovation/build plan rather than an existing striking property, which undercuts wow appeal. The lake proximity and large plot are the only notable factors.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€24,000 – €35,000
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.
- All images are 3D renders, not photos of an actual built structure
- Property is a 'piano di recupero' (recovery/renovation plan) - likely not yet built
- Near Lake Trasimeno but no lake view shown or claimed
- Only 60 sqm, 1 room/1 bed
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 78/100Lake Trasimeno is on the doorstep, with the lakeside settlements and reedbeds around the western shore within the local area. The Val di Chiana lies immediately to the west, and the terrain around the town is a mix of low hills, cultivated land and lake margins. Castiglione del Lago has a substantial historic centre with a fortress and long lakefront views. The Trasimeno area is known for olive groves, vineyards and lake fish. Perugia is the nearest larger city for higher-order services and rail connections.