Villa unifamiliare in Cerreto di Spoleto
OTTIMA OCCASIONE - ASTA IMMOBILIARE Compendio immobiliare abitativo in fabbricato di antica edificazione, composto da cantina al piano secondo sottostrada, interrato, di circa mq 17, locali cantina al piano primo sottostrada costituiti da due vani comunicanti di circa mq 33, locali ad uso abitativo al piano terra,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
The listing is explicitly an auction ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog. It is also not truly turnkey despite the fact label: the first floor is only prepared for bedrooms/bathroom, so I estimate about €700/m² renovation; effective cost is roughly €1,320/m² vs a €396/m² baseline.
More on the house and the area
There is some authentic old-stone character here, with vaulted cellar spaces and a narrow historic village setting that could be atmospheric. But the photos show an unfinished, very rough interior with bare walls, exposed structure and no usable bathroom or kitchen, so this is a renovation project rather than a home you could realistically live in now. The low price helps, but the wow is limited by condition.
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€20,000 – €35,000
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.
- Interior is a raw shell, not move-in ready
- No visible bathroom or finished kitchen
- Likely significant renovation needed despite the 'habitable' label
- Auction listing: documentation and condition should be checked carefully
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 is in the Valnerina, with the Umbrian Apennines rising around Cerreto di Spoleto. The Nera river valley is the main landscape feature here, with wooded slopes, narrow gorges and small mountain hamlets within the local radius. The area touches the Monti Sibillini mountain system to the northeast, though the highest and best-known massifs are farther away. The nearest substantial town is Spoleto, which provides the main services and rail connections, and Norcia is another reference town for daily life in the upper valley. This part of Umbria is known for mountain woodland, the Nera valley road, and food products linked to the inland Apennines, especially cured meats and black truffle in the wider Valnerina area.