Casa indipendente in Roccatamburo
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 livelli per circa 190 mq di superficie catastale, offre un triplo ingresso indipendente: due dalla strada…
What it really costs
See what needs doing and what each job costs
At €89,000 for 190 sqm, the ask is just €468/sqm, but with missing condition data I assume a moderate renovation budget of about €700/sqm, bringing the effective cost to roughly €1,168/sqm. The local baseline is weak (only 17 comps, median €500/sqm), so this looks only fair on absolute plausibility rather than a clear discount.
More on the house and the area
The stone exterior, timber ceilings and mountain setting give it real Umbrian charm, and the valley views are genuinely appealing. But this is still an unfinished house rather than a ready home: floors, fittings, kitchen and bathrooms are missing, with visible utility runs and ongoing works. It feels like a promising near-shell project with character, not yet a livable dream house.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€38,000 – €67,000
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 unfinished and not move-in ready
- Bathrooms and kitchen are not installed
- Access is directly off the road with limited private outdoor space shown
- Some finishing and utility completion may still be needed
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.