Casa indipendente in Via San Francesco 40
Santa Cristina - Gubbio - In un bellissimo contesto naturale, al confine tra Gubbio e Perugia dove il paesaggio mescola frammenti di uliveti, con pini e querce secolari, proponiamo in vendita casale in pietra. Il casale, da ristrutturare, della superficie di 140 mq, si sviluppa su 2 livelli e presenta due unità abitative indipendenti. Il progetto di recupero,...
What it really costs
See what needs doing and what each job costs
The house is explicitly described as 'da ristrutturare', so I estimate about EUR 1,100/m2 renovation; that makes the effective cost about EUR 1,600/m2 all-in (500 + 1,100), which is not attractive versus the local stock baseline of EUR 500/m2. The baseline is weak, so the score relies more on absolute plausibility; the natural setting and stone farmhouse character help a bit, but this is mainly a full restoration project rather than a bargain.
More on the house and the area
This has real dream-setting appeal: an isolated stone country house wrapped in mature trees, olive groves and rolling Umbrian hills, with a very photogenic roofline and authentic rural character. The roof appears present and the house reads as a complete building rather than a ruin, but it is explicitly for renovation and the lack of interior photos keeps it well below top-tier wow. At €70k for 140 sqm, it has strong lifestyle potential if you want a beautiful countryside project rather than an immediately usable home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€55,000 – €82,000
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.
- Clearly a renovation project ('da ristrutturare'), not move-in ready
- No interior photos, so finish level and systems are unproven
- Rural/secluded hillside setting may mean access and utility checks are important
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 cluster lies on the slopes below Monte Ingino, with the Umbrian-Marche Apennines rising immediately east of town. The Chiascio valley opens west of Gubbio and the ground quickly turns to wooded hills and limestone ridges. The Monte Cucco Regional Park is within about 15 km to the northeast, centred on the Monte Cucco massif and its karst plateau. Gubbio itself is a substantial historic hill town with a continuous medieval centre, the Palazzo dei Consoli and the Eugubine Tables. The town is known for the Corsa dei Ceri and for its preserved medieval urban fabric.