vendita porzione di casa indipendente su tre livelli con corte
A circa 2 km dal centro di Sanfatucchio, in posizione tranquilla e comoda per raggiungere i principali servizi, proponiamo in vendita una caratteristica porzione di casa indipendente cielo-terra di circa 55 mq, disposta su tre livelli, con corte comune, pozzo e annesso ad uso esclusivo.<br><br>Composizione<br> La…
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 €50,000 for 55 sqm, the ask is €909/sqm; assuming a habitable-condition allowance of about €200/sqm, the effective cost is about €1,109/sqm, far above this stock baseline of €403/sqm in Umbria. The description is coherent and livable, with 14 photos and no legal-use vetoes, but the pricing looks weak versus similar sub-€100k listings despite the quiet location near Castiglione del Lago.
More on the house and the area
This has real Umbrian charm: a stone tower element, beams, fireplace and broad countryside views give it genuine character. The house looks habitable and usable now, with kitchen, bathroom and finished rooms, though it is compact and part of the footprint is still ancillary storage rather than full living space. The annex and open rural setting add appeal, especially at this price.
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€4,000 – €6,000
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.
- Very small main living area at 55 sqm.
- Access to the home is via an external staircase.
- Ground-floor rooms appear to be storage/cellar space rather than finished living space.
- Shared courtyard reduces privacy.
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 82/100Lake Trasimeno is at the town, with the Polvese island reserve in the lake and a broad low shoreline of reeds, fields and olive groves around it. The Val di Chiana begins nearby on the Tuscan side, and the hills between Trasimeno and Città della Pieve are the immediate inland landscape. Monte Amiata and the higher Apennines are too far to define the 15 km setting. Castiglione del Lago itself is a small service centre with a substantial historic core on a limestone promontory above the lake, a Rocca del Leone fortress and regular shops and supermarkets. The area is known for the lake, fish cuisine, olives and wine, and for the sunflower and grain plain around the western shore. Castiglione del Lago is one of I Borghi più belli d'Italia.