Abitazione semindipendente acquavogliera
San Gemini, località Acquavogliera, in zona verde e tranquilla, abitazione semindipendente su due livelli composta da: salone con cucina a vista e termocamino, due camere e bagno. Adiacente l'abitazione troviamo un fabbricato attualmente uso magazzino da ristrutturare su due livelli. Completa la proprietà una corte…
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
Asking €1,186/m² is ~2.4x the local median of €490/m², a meaningful premium. The property is habitable (1960, 2 beds, heating, fireplace, garage, cellar) with a private 300m² garden and an adjacent warehouse-use outbuilding to renovate, which adds some value and partly justifies a premium over bare median. But the median comparison is the core baseline and this sits well above it. Energy class and sea distance are missing. Fresh listing (3 days). The habitable main unit is a plus, but the price/m² is high for inland Umbria; renovation applies mainly to the annex/magazzino, budget ~€400/m² for that portion. Net: priced above fair value.
More on the house and the area
Semi-detached townhouse in a quiet green area of San Gemini, Umbria. Interiors are clean and habitable with an open-plan living/kitchen, arched openings, fireplace and tiled floors, but wholly ordinary and dated. Exterior facades show notable peeling plaster and wear. The main draw is the ~300sqm fenced private garden plus a common court and an additional two-level building (currently a warehouse) needing renovation, offering potential upside. Nothing here is a scroll-stopper: no standout views, architecture, or dramatic setting. Modest price at ~1,186 EUR/sqm reflects the average condition rather than any bargain thrill.
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, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€8,000 – €14,000
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.
- Exterior shows peeling plaster and deferred maintenance
- Adjacent building is a magazzino requiring full renovation
- Interior is habitable but plain and cluttered in photos
- No energy class listed
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.