Casa indipendente in Sp455
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 interamente al primo piano e si compone di ingresso, luminoso soggiorno...
What it really costs
See what needs doing and what each job costs
The house is offered at €85,000 for 185 sqm (€459/sqm), but the text says only about 110 sqm is actual living space on the first floor, so the low headline €/sqm is partly diluted by ancillary space. Baseline data is weak (Umbria country houses: €500/sqm), so I rely more on plausibility: with moderate updating estimated at about €350/sqm, the effective cost is still reasonable for a detached panoramic house with garden and 24 photos, but not a screaming bargain.
More on the house and the area
This is a real, usable country home: clean, furnished, with kitchen, bathrooms and a comfortable living room ready to enjoy. The wow comes from the dominant hillside setting and open rural views rather than from architectural beauty. It feels livable now, but more charming than spectacular.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€21,000 – €36,000
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 is fairly plain rather than truly picturesque
- Outdoor space looks small/steep and only partly usable
- Interior is 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 78/100The Monti Martani rise just west of Spoleto and the town sits at the foot of the Umbrian Apennine relief, with wooded slopes and limestone ridges inside the local landscape. The Tessino runs through Spoleto and the Nera valley is close by to the east. The area is next to the Parco regionale del fiume Nera and within the same mountain system that leads toward the Valnerina. Spoleto itself is the nearest town of size and has a substantial historic centre, the Roman theatre, the Rocca Albornoziana and the Ponte delle Torri. The town is known for the Festival dei Due Mondi.