Villino d'epoca con giardino privato a Cesi
Proponiamo in vendita villino d'epoca su due piani, ristrutturato negli anni 80 in zona Cesi, immerso nel verde con giardino privato. Al piano terra troviamo un ampio salone con grande camino antico, camera/studio, cucinotto e piccolo bagnetto di servizio. Salendo le scale, al piano superiore ci sono 2 camere di cui…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
At €75,000 for 95 sqm, the asking price is €789/sqm; with a modest habitable-but-dated uplift (~€250/sqm for 1980s roof/systems), the effective cost is about €1,039/sqm. That is well above the local cheap-stock baseline of €510/sqm, though the house does offer good extras (garage, cellar, garden, fireplaces) and the description/photos are coherent.
More on the house and the area
This has real live-in appeal: a usable hillside house with valley views, private greenery and an antique stone fireplace that gives it some character. Condition looks solid and genuinely habitable, with floors, bathrooms, heating and a garage already in place, but much of the finish is plain and 1980s-dated rather than truly beautiful. It feels like a real home with charm and scenery, not a ruin or shell.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€8,000 – €13,000
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.
- Interiors are habitable but dated and will likely need kitchen/bathroom modernization.
- Some photos appear virtually staged/retouched, so the atmosphere is stronger than the empty reality.
- Outdoor space is pleasant but partly shared at the paved entrance/courtyard.
- Systems and roof date from the 1980s, so future upgrading should be budgeted.
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 55/100The cluster is in the built-up area of Terni, in the Conca Ternana basin between the Monti Martani and the Valnerina side of the Umbrian Apennines. The Nera river runs through the area, with the Velino joining nearby at Marmore. The Cascata delle Marmore is within about 10 km, and Lake Piediluco is within about 15 km. Terni is the main town nearby and has full city services, rail connections, a cathedral, Roman remains and a substantial industrial base.