Casa singola in vendita a San Gemini
Casa in vendita a San Gemini, in zona Acquavogliera, casa singola da ristrutturare con corte di giardino privato. La casa realizzata in epoche differenti, è un casale di vecchia costruzione nel tempo ampliato con aggiunta di un'ala più recente in struttura di cemento armato. L'immobile, disposto su due livelli, più…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At 260 EUR/m2 vs baseline median 305, priced ~15% below market. Solid structure recoverable per description, two levels + basement, private garden with parking, fresh listing (6 days). Needs major renovation (~900 EUR/m2 for full gut). Mixed old stone + reinforced concrete construction is a plus for structural soundness. Missing building year and energy class. Low absolute price with renovation potential and a preliminary project already available makes this a decent value in Umbria near San Gemini.
More on the house and the area
Two-part house in San Gemini, Umbria: an old brick casale joined to a newer concrete-frame wing, on 150 sqm needing heavy renovation at EUR 39,000 (260/sqm). The main draw is the low price and private garden court, but the exterior is a patchy work-in-progress with exposed brick and peeling render, and the interior photos show a stripped, debris-strewn state. Location is convenient but ordinary—along a village road amid modern houses, no view or nature to speak of. A cheap project property 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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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 major structural renovation
- Mismatched construction (old brick section plus newer concrete wing)
- Roadside location on edge of a built-up residential area
- Interiors are derelict with debris and dated finishes
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 72/100The cluster sits in the Umbrian foothills between the Nera valley and the first rises of the Apennines. The Nera river runs nearby to the east, and the area is part of the hill country south of the Martani mountains. Carsulae, the Roman archaeological site on the Via Flaminia, is a few kilometres north of San Gemini. Terni is the nearest town of size and provides full services, rail links and the industrial-commercial centre of the area. The Marmore Falls are within about 15 km to the southeast. San Gemini is known for its mineral water springs, and the historic centre is included among I Borghi più belli d'Italia.