Casa indipendente con spazio esterno nel centro storico
Nel cuore dell'affascinante centro storico di Narni, in una delle zone più caratteristiche e ricche di fascino della città, proponiamo in vendita una caratteristica casa indipendente disposta su due livelli, ideale per chi desidera vivere in un contesto autentico senza rinunciare alla comodità dei principali servizi,…
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 €65,000 for 82 sqm, the ask is €793/sqm; assuming a habitable home needing about €200/sqm of updates, the effective cost is about €993/sqm. That is far above the local baseline of €403/sqm, and the historic-center setting adds appeal but not enough to offset the large premium.
More on the house and the area
This is a genuinely livable little historic-town house, with a charming stone borgo setting and a very usable private courtyard/covered terrace. Inside it looks solid, clean and immediately habitable, but the rooms are quite ordinary and dated rather than dreamy. At €65k, the appeal is the authentic Narni location plus real usability, not standout beauty.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€5,000 – €9,000
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 very plain and dated rather than visually striking.
- No real view is shown despite the historic-center setting.
- Exterior plaster shows some wear and could use refreshment.
- Outdoor space is pleasant but mostly paved, not a garden.
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.