Casa indipendente 6 locali, 104 m² a Loc. Balciano 19/a, Val
Casa indipendente in asta a Valtopina (PG) – Loc. Balciano 19/a (CAP 06030) L'immobile in asta è una casa indipendente situata a Valtopina (PG), in località Balciano n. 19/a. Si trova in un'area collinare prevalentemente agricola, a circa 6 km a nord di Valtopina. La zona è tranquilla e immersa nel verde, ideale per…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction (asta), which is an automatic veto under the rules. The €54,740 price also appears to concern a broader lot including another dwelling and 14,340 sqm of agricultural land, so the pricing basis for the 104 sqm house is not clean.
More on the house and the area
This is a real, usable house rather than a ruin: roofed, finished, heated, with kitchen, bathrooms and decent internal space. The setting is quiet and green, with substantial agricultural land, but the home itself is visually ordinary and lacks the romantic historic charm or big views that create strong wow. Good value and livable potential, but more practical than dreamy.
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€7,000 – €12,000
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.
- Plain 1990s architecture with little character or standout view
- Interiors look dated and somewhat dark, likely needing cosmetic updating
- Rural hillside setting requires a car; the road ends at the property
- Auction sale and shared courtyard/common areas add practical complexity
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 cluster is in the Umbrian Apennine foothills, in the Topino valley between the Foligno plain and the ridge that rises toward Colfiorito. The Topino river runs through this stretch of valley. The Parco regionale di Colfiorito lies within reach to the east, with the marsh and plateau landscape around the Colfiorito pass. Foligno is the nearest town of size, with rail links, services and a substantial historic centre. Nocera Umbra is nearby and is known as a spa town.