Magazzino con terreno
Amelia: nella campagna di Porchiano del Monte proponiamo un magazzino in pietra di 16 mq con un terreno agricolo di 6.000 mq circa. Sul terreno sono presenti 70 piante di ulivo ed un pozzo. Posizione panoramica e terreno di facile accesso. Ottimo il collegamento con Roma, a soli 6 Km dal casello e dalla stazione…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The listing is explicitly a 16 sqm stone magazzino with 6,000 sqm of agricultural land, so it fails the livable-home test regardless of price. Even before works, the asking price is weak at €1,562/sqm versus a €309/sqm baseline, and storage/agricultural use is a hard veto.
More on the house and the area
The setting is pleasant: olive trees, a bit of valley panorama, and a rustic stone outbuilding with some Umbrian charm. But this is essentially a tiny magazzino on agricultural land, not a usable home in its current state. Dreamy land value helps, yet the actual building is too small and too basic to score as a real live-in property.
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€6,000 – €9,000
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.
Show more
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.
- It is a 16 sqm stone storage building, not a real house as shown.
- Needs full conversion/renovation for residential use.
- Only exterior photos are provided, so interior livability is unproven.
- Small size severely limits practical living use.
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 62/100The area sits in the hills of southern Umbria, with cultivated ridges, olive groves and woods typical of the lower Umbrian interior. The Tiber valley lies to the east and south-east, and the Nera valley is within the wider surrounding area. Amelia is the nearest town of size and has a substantial historic centre with polygonal walls, a cathedral and Roman remains. Narni is nearby and is known for its hilltop old town and the Rocca Albornoz. This part of Umbria is known for olive oil, mixed farming and historic hill towns.