due annessi agricoli con ampia corte privata e uliveto
In splendida posizione riservata e molto panoramica, in zona Volpara, n. 2 annessi agricoli con grotta per complessivi 80 mq circa e terreno privato.I due fabbricati si sviluppano su unico livello e sono strutturalmente solidi. Entrambi utilizzabili come magazzini- cantina con grotta nella loro attuale destinazione o…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
The €48,000 price covers 80 m² of agricultural outbuildings currently usable only as storage/cellar, not a legal dwelling. Residential use is described only as a possible future conversion, with substantial costs and approval risk.
More on the house and the area
The panoramic Umbrian setting is genuinely attractive, with broad valley and mountain views, mature trees, olive trees, stone buildings, a fireplace, and an unusual underground grotto. However, this is currently a pair of solid agricultural storage buildings rather than a usable home, with no bathrooms or bedrooms shown and conversion still required.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,300/m², falls in this band.
Materials only, work you may do yourself€32,000 – €47,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- This is not currently a livable residence: there are no bedrooms, bathrooms, or kitchen.
- The two agricultural annexes are proposed for conversion or consolidation into a home, requiring substantial renovation and approvals.
- Utilities appear limited to electricity and a shared water source; access and residential feasibility should be verified.
- The 2,800 sqm olive-growing land and panoramic setting add appeal, but maintenance will be significant.
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 62/100This is hill country on the Umbrian side of the upper Paglia valley, with cultivated slopes, woods and small historic settlements. The Paglia river runs nearby. Monte Peglia and the Monte Peglia e Selva di Meana UNESCO biosphere area are within the surrounding area. Orvieto, the nearest town of size, is nearby and has a cathedral, a large historic centre and services. The area is known for vineyards, olive groves and mixed farming on the border between Umbria and southern Tuscany.