Affascinante Proprietà con Due Unità Indipendenti e Terrazza
Nel cuore del suggestivo borgo di Pian di San Martino, dove il tempo sembra scorrere con un ritmo più lento e autentico, proponiamo una proprietà ricca di fascino e storia, capace di conquistare chi è alla ricerca di un luogo dal carattere unico, immerso nell'atmosfera più vera dell'Umbria, ideale sia come abitazione…
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 €99,000 for 160 sqm, the ask is €619/sqm, but in 'needs renovation' condition a realistic renovation load is about €700/sqm, bringing the effective cost to roughly €1,319/sqm. That is far above the local baseline of €503/sqm for comparable low-priced stock in Umbria, though the terrace, panoramic setting near Todi, and dual-unit layout add some appeal.
More on the house and the area
The wisteria-covered terrace is a real scroll-stopper and gives this stone borgo house a dreamy, romantic identity. Inside, it is clearly a usable home with lots of authentic Umbrian character—cotto floors, beams and fireplaces—but it feels dated and would benefit from renovation rather than being fully move-in polished. At this price for 160 sqm in the Todi area, the charm-to-cost ratio is strong.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€32,000 – €56,000
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.
- Needs updating and cosmetic renovation
- Some terrace/exterior surfaces look weathered
- View appears partial rather than wide-open panoramic
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 Tiber valley hills around Todi, with the Monti Martani nearby to the east and the Tevere running below the town. Todi itself is a substantial hill town with intact medieval and Renaissance fabric, major churches and palazzi, and a large central piazza. The area is known for olive groves, vineyards and mixed hill farming typical of central Umbria.