Palazzo - Edificio in Narni
Nel cuore del suggestivo centro storico di Narni, proponiamo in vendita una palazzina, d'epoca, cielo terra di circa 115 mq. Questa proprietà si sviluppa su più livelli, collegati da una caratteristica scala elicoidale che aggiunge un tocco di originalità e fascino. L'immobile offre ampi spazi abitativi, tra cui tre…
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 €59,000 for 115 sqm, the asking price is €513/sqm, but with a typical needs-renovation budget of about €700/sqm the effective cost is roughly €1,213/sqm. The listing has strong appeal in Narni historic center with terrace, garden and 20 photos, but the local baseline is weak, so this looks plausible rather than clearly cheap.
More on the house and the area
The real wow here is the panoramic roof terrace over Narni’s rooftops and valley, plus the rare bonus of a private garden in the historic center. It is a genuine house, not a shell: there are floors, windows, stairs, bathrooms and heating, but it needs meaningful refurbishment and a proper kitchen before it feels comfortably livable. For €59k, the combination of view, space and old-town setting is very dreamable.
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€23,000 – €41,000
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.
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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 clear renovation and updating throughout
- Kitchen is incomplete/not currently fitted
- Visible wall cracking and patchy damp/plaster issues
- Terrace and garden are plain rather than polished
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 68/100The area sits in the hills and valleys of southern Umbria, with the Nera river cutting through the territory and the Monti Sabini and other Apennine foothills forming the wider backdrop. Narni has a substantial historic centre on a hill above the Nera valley, with medieval fabric, the Rocca Albornoz and the Ponte d’Augusto among its main monuments. Terni is the nearest town of size and provides the main rail, road and services hub for this part of Umbria. The area is known for the Nera valley landscape and for the historic hill towns of southern Umbria.