Casa singola con terreno Montefalco-Località San Clemente
Casa singola di circa 180 mq, situata nella tranquilla frazione di San Clemente, a soli 2 km da Montefalco e 10 km da Foligno. Immersa in un contesto naturale, questa proprietà è perfetta per chi cerca pace e serenità. La casa si sviluppa su due livelli e offre ampi spazi da personalizzare secondo i propri gusti,…
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 €100,000 for 180 sqm, the asking price is €556/sqm; with a typical renovation budget of about €700/sqm for a house explicitly described as 'da ristrutturare', the effective cost is about €1,256/sqm. That is far above the local low-end baseline of €403/sqm for similar stock in Umbria, so despite the large plot and proximity to Montefalco, this looks weak on price.
More on the house and the area
This is a real house, not a shell: it has floors, windows, radiators, bathrooms and usable volumes, so it looks structurally livable but clearly tired. The mountain-country backdrop and 1,500 sqm plot add some appeal, yet the house itself is plain 1960s and the interiors need substantial renovation. At the price, it has space and potential more than immediate dream-home wow.
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€36,000 – €63,000
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 full interior modernization and evident remedial work
- Exterior/yard feel neglected and not immediately picturesque
- No strong historic character shown in the photos
- Setting appears semi-rural and practical rather than romantic
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 76/100The cluster sits on the Umbrian hill country between the Topino and Clitunno valleys. The Apennines rise to the east, with the Sibillini massif visible in wider views from this part of the province. The Clitunno and Topino river corridors are the main natural features within the surrounding landscape. Montefalco is itself a walled hill town with a substantial historic centre, and Foligno is the nearest larger town with rail links, hospitals and full services. Assisi lies nearby in the same valley system and is a UNESCO World Heritage Site. This area is known for Sagrantino vineyards and olive groves.