Casa bifamiliare in Via Tullio Pontani 21
Nel cuore del centro storico di Nocera Umbra, in Via Tullio Pontani, proponiamo in vendita una caratteristica casa in pietra con ingresso indipendente, disposta su due livelli. L'immobile conserva il fascino tipico delle abitazioni del borgo storico e rappresenta una soluzione ideale per chi desidera acquistare una piccola casa in Umbria, sia come abitazione sia come punto d'appoggio per...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Kitchen
See what needs doing and what each job costs
At €53,000 (€1,060/m²), this is more than twice the local €498/m² benchmark. The historic-center location, stone character, and independent entrance add value, but the listing does not say whether the home is habitable or needs renovation.
More on the house and the area
A beautifully restored stone townhouse in the heart of a photogenic Umbrian hill village, with original timber ceilings, attractive masonry, and sweeping mountain views. The interiors appear solid, bright, floored, and equipped with a finished bathroom, so this is a real usable home rather than a renovation shell, though the missing or unshown kitchen is a practical question.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €5,000
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.
- The kitchen is not visible and may still need to be installed or completed.
- Access is through steep historic-borgo lanes, with no obvious private outdoor space.
- At only 50 sqm, the home is compact and best suited to one person, a couple, or a second home.
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 71/100The area sits in the Umbrian Apennines, with wooded ridges and agricultural clearings around Nocera Umbra. The Topino valley is nearby, and the springs and river landscape around the sources of the Topino are part of the local geography. Monte Cucco Regional Park lies within this part of the province and is the main protected mountain landscape in daily reach, with limestone relief, forests and cave systems. The nearest larger towns are Gualdo Tadino and Assisi/Foligno for a wider range of shops, rail connections and services. Nocera Umbra has Bandiera Arancione status. The area is known for mountain woods, springs and cured meats.