Cielo Terra in Località Torre Orsina, Frazione di Terni
PARTE 1: TESTO SINTETICO Titolo: Incantevole Vista sulla Valnerina! Casa Indipendente di 82 mq netti a Torreorsina – ZERO Spese Condominiali! Testo breve: Cerchi una casa indipendente, spaziosa e ricca di fascino nel cuore dell'Umbria da personalizzare a tuo gusto? A Torreorsina (frazione di Terni), proponiamo in…
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
The €24,000 asking price is exceptionally low at €293/m², but the required renovation could add about €57,400, bringing the estimated all-in cost to roughly €81,400, or €993/m² versus a local reference level of €498/m². The independent townhouse has two bathrooms, a working stairlift, panoramic views and proximity to the Marmore Falls, but the renovation burden limits the deal quality.
More on the house and the area
This is a genuine, usable 82 sqm borgo townhouse with furnished rooms, tiled floors, two bathrooms, heating, and a characterful fireplace and cellar. Its strongest feature is the exceptional mountain-and-Valnerina view from the upper floors, combined with the atmosphere of a historic Umbrian village. It needs modernization rather than reconstruction, making it a compelling low-cost home for someone comfortable with renovation.
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€16,000 – €29,000
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.
- Clearly dated and advertised as needing renovation, with old wallpaper, fixtures, and finishes.
- The home is spread across three levels, so stairs and vertical circulation may be inconvenient despite the internal stairlift.
- No garden or private outdoor space is shown; the kitchen and some systems are not clearly documented.
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 55/100The cluster is in the Spoleto basin at the foot of the Umbrian Apennines, with Monte Luco and the Monti Martani close by and the Valnerina beginning to the east. The Tessino runs through Spoleto and the Nera valley is within this radius. Monteluco is a protected wooded hill immediately above the town. Spoleto itself is a substantial town with a Roman theatre, cathedral, fortress and the Ponte delle Torri. The town is known for the Festival dei Due Mondi.