Fratta Todina: Un progetto per chi ha visione ed ambizione
A Fratta Todina proponiamo un immobile da ristrutturare con ampie possibilità di sviluppo, una potenzialità edificatoria di oltre 500 m² e circa 3.000 m² di terreno. La proprietà può essere trasformata in una residenza privata, in una struttura ricettiva oppure suddivisa in più unità abitative da destinare alla vendita…
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 €93,000 for 884 m² the asking price is only €105/m², but with a realistic renovation budget of about €700/m² the effective cost is ~€805/m², far above the local baseline of €342/m². The huge size and development potential are interesting, but 0 bathrooms and a full renovation make this a capital-intensive project rather than a cheap livable deal.
More on the house and the area
The rolling Umbrian hill views and old stone farmhouse shell have some romantic appeal, with decent land around it. But this is not a livable home: it appears to be a roof-collapsed ruin with no usable interiors visible, so the condition drags it down sharply. Dreamy as a restoration fantasy, not as an affordable home you could soon live in.
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€175,000 – €310,000
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.
- Major structural ruin with large sections of roof missing
- No visible habitable interior, bathroom or kitchen
- Heavy overgrowth and full reconstruction likely
- Near other houses/road, so the setting is not fully secluded
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 61/100The area sits in the central Umbrian hills above the middle Tiber valley, with cultivated ridges, woods and small valleys. The Tiber runs east of here, and Lake Corbara on the river is within roughly 15 km. The nearest town of size is Marsciano, with everyday services and shops; Todi is also close and has a substantial historic centre on its hill. This part of Umbria is known for olive groves, vineyards and hill villages.