Rustico/casale in Strada di Collerisana
L'Immobile di circa 60 mq sito nel cuore del centro storico di Spoleto, a due passi dalla vivace Piazza del Mercato, è stato oggetto di recente modifica e ristrutturazione esterna e concepito come locale uso garage, utilissimo ad eventuali residenti del centro storico o per chi voglia acquistare un appartamento nelle vicinanze. La presenza all'interno di due locali oltre ad...
What it really costs
See what needs doing and what each job costs
The description explicitly says the 60 sqm unit was conceived as a 'locale uso garage', so it is not presented as a legal dwelling; that is a veto red flag regardless of price. At €65,000 (€1,083/m²) it is also far above the weak Umbria farmhouse baseline of €400/m², but the non-habitable use is the decisive issue.
More on the house and the area
The setting is attractive: a sloping historic street in central Spoleto with some nice old details like arches, brick vaulting and stonework. But the actual unit shown is essentially a converted garage/local shell, not a ready home, with bare utilitarian spaces and no visible residential fit-out. At €65k it has intrigue and character, yet this is more project than dream home.
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€12,000 – €21,000
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.
- Not currently a livable home: described and shown as a garage/local, not an apartment.
- Interior is largely raw/empty with no real kitchen or bathroom visible.
- Likely needs change-of-use approvals and a full fit-out to become residential.
- Historic-centre street access/parking constraints may apply despite the garage setting.
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 72/100The cluster is in the Umbrian valley at the foot of the Monti Martani, with the wooded ridge of Monteluco immediately above Spoleto. The Tessino runs through the town and the Nera valley is close to the east. The area lies next to the Monti Sibillini National Park system only farther away, but within the local radius the main protected landscape is the Monteluco area with its holm-oak woods. Spoleto is the nearest town of size and has a substantial historic centre, the Rocca Albornoziana, the Ponte delle Torri, a Roman theatre and the cathedral. Spoleto is known for its hilltown setting and for the Festival dei Due Mondi.