Porzione di cielo-terra da ristrutturare
Immersa nell’Alta Valtiberina, all’interno di un piccolo e caratteristico borgo a circa 1 km da Lama, proponiamo in vendita porzione di cielo-terra di circa 55 mq, con ingresso indipendente. L’immobile si sviluppa su più livelli ed è completamente da ristrutturare, attualmente allo stato grezzo, offrendo la…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €32,000, the raw 55 m² shell likely needs about €60,500 in renovation, bringing the effective cost to roughly €1,682/m² versus a local reference around €498/m². The independent borgo setting and fireplace add appeal, but the renovation burden makes this weak value unless works can be completed far below estimate.
More on the house and the area
The rough local-stone façade, exposed timber beams, fireplace, and old shutters give this small Umbrian borgo house strong historic character. However, the interiors are essentially an unfinished shell with bare floors, incomplete walls, and no visible kitchen, so it is a restoration project rather than a realistically move-in-ready 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€22,000 – €32,000
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.
- The property is explicitly sold completely unfinished and requires a full renovation.
- No fitted kitchen is visible, and the bathroom/utilities are not shown in usable condition.
- Its multi-level layout includes steep external and internal stairs, which may limit everyday practicality.],
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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 61/100The upper Tiber valley runs through this area, with low hills, fields and wooded slopes between Umbria and Tuscany. The northern Umbrian Apennine foothills rise nearby, and the Alpe della Luna massif is within this radius to the north-east. Città di Castello is the nearest larger town, with a substantial historic centre and services. Sansepolcro in Tuscany is also very close for daily use. This border area is known for tobacco growing in the valley and for Renaissance links around the upper Tiber.