Abitazione Indipendente in PIETRA
Abitazione Indipendente in PIETRA di Recente Ristrutturazione con GIARDINO, BOX AUTO e VISTA Panoramica Quest’abitazione è situata proprio all’ingresso della frazione di Roccatamburo: un piccolo e suggestivo borgo medievale nel perugino, adagiato tra due valli ed affacciato sulle montagne circostanti. Disposta su tre…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
Although tagged as renovated, the description clearly says the house is 'allo stato grezzo' with finishes still to complete; using ~€350/m2, the effective price is about €155,500 total or €818/m2. That is roughly 2.0x the Umbria farmhouse baseline of €400/m2, but the package includes a 50 sqm garage, 6 hectares of land, stone character and panoramic village/mountain setting, which partly supports the ask.
More on the house and the area
This is a handsome Umbrian stone house with real mountain views, beautiful timber-and-tile ceilings, a fireplace, and lots of surrounding nature. But the interior is clearly unfinished rather than renovated in a livable sense: systems appear roughed in, yet the rooms still need floors, bathrooms, kitchen and final fit-out. The setting and character are strong, but as a home today it is still a project, which keeps the score capped.
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€22,000 – €37,000
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.
- Interior is still al grezzo and not move-in ready.
- Bathrooms, kitchen, floors and finishes still need completion.
- Roadside setting is practical but less idyllic than a fully private country approach.
- Mountain hamlet location is quite remote.
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 74/100The Monti Sibillini and the Valnerina are the immediate setting here. The Nera river valley is within the local area, with the Corno valley and the mountain slopes around Poggiodomo shaping the landscape. This is inside the Sibillini sector of the Umbria-Marche Apennines, with the Monti Sibillini National Park close by on the eastern side of the area. The nearest ski slopes are the small Forca Canapine area above Norcia, roughly half an hour by road in normal conditions. Norcia is the nearest town of size, with services and a walled historic centre. The area is known for mountain pasture, woods, and the Valnerina road network of narrow valleys and stone hamlets.