Giano dell'Umbria - monte martano: casa singola immersa nel verde
Nel comune di Giano dell'Umbria, in posizione dominante e panoramica, all'interno di un suggestivo contesto montano, proponiamo in vendita una casa singola della superficie commerciale complessiva di circa 185 mq, disposta su due livelli con una piccola corte esterna privata. L'abitazione di circa 110 mq, è situata…
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
Habitable/ready-to-live with furnishing included, so I estimate light refresh costs at about €200/m²; effective price is about €122k total, or €659/m². That is above this catalog’s low Umbria townhouse baseline of €510/m², but the house is in very good condition, panoramic, and includes 75 m² of useful ground-floor storage/service spaces.
More on the house and the area
This is a real, usable home: clean, furnished, habitable now, with a fireplace, decent bathroom and finished floors. The hillside Umbrian setting and balcony give it some dream value, but the views shown are modest and the house is more practical than breathtaking. Good value for the size, especially with the extra ground-floor spaces.
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€12,000 – €21,000
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.
- Exterior setting is pleasant rather than truly spectacular
- Ground floor appears to be storage/fondi rather than finished living space
- Outdoor space is small and somewhat basic
- Interiors are simple and modernized, with limited historic character
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 67/100The cluster lies in the central Umbrian hills on the western side of the Monti Martani. The Martani ridge is the main landscape feature within a few kilometres, with wooded slopes and limestone uplands above the settled belt. This is olive-growing and mixed-farming country with small hill villages and Roman-era routes crossing the area; the Via Flaminia passes near Massa Martana and there are remains and reused Roman masonry in the territory. Todi is the nearest town of size, with a substantial historic centre on a hill above the Tiber valley. Spoleto is also within local driving range and anchors the southern side of this part of Umbria. The area is known for olive oil, woods, and the hill country between the Tiber valley and the Apennine foothills.