Terratetto plurifamiliare in Gubbio
Gubbio - Valderchia Proponiamo in vendita un edificio di ampia metratura, libero su tre lati, ideale per chi cerca una soluzione residenziale spaziosa e valorizzata da finiture tipiche. Al piano terra si sviluppa una grande zona giorno con camino e travi a vista, ambiente caldo e accogliente perfetto per vivere e…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
The €45,000 asking price is attractive at €450/m², but estimated renovation brings the effective cost to about €1,150/m², well above the €498/m² reference for comparable Umbria homes. The spacious three-bedroom layout, fireplace, terrace and character are positives, though the listing does not specify the renovation scope or energy performance.
More on the house and the area
A genuine, spacious Umbrian townhouse with a warm fireplace room, exposed wooden beams, traditional tiled floors, three bedrooms, and a roofed, functioning layout. The mountain-edge setting and leafy surroundings add appeal, while the €45,000 price is compelling, but it needs cosmetic and maintenance work rather than being a polished 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€20,000 – €35,000
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.
- Needs renovation, with visible wall damp/staining and dated interiors.
- The kitchen and bathrooms are usable-looking but dated; heating and utilities should be verified.
- No broad panoramic view or substantial private garden is shown.
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 77/100The area sits on the slopes of Monte Ingino and Monte Foce, with the Umbrian-Marche Apennines close by to the east. Gubbio has a large medieval hill town with the Palazzo dei Consoli, a Roman theatre, and the Basilica of Sant’Ubaldo above the town. The Parco del Monte Cucco lies nearby in the same mountain belt, and the road east rises toward the Scheggia pass and the Apennine uplands. Gubbio is known for the Corsa dei Ceri and for its preserved stone-built historic centre.