Grande cielo-terra con ampi vani a piano terra e terrazzo panoramico
Al centro di Pozzuolo, a soli dieci minuti da Castiglione del Lago e dal Lago Trasimeno, porzione cielo/terra su tre livelli. <br>La proprietà di circa 145 mq (non considerando la soffitta e i locali al piano terra) si sviluppa come segue:Piano terra: garage di circa 22 mq, due fondi di circa 36 mq, locale…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
At €98,000 (€676/m²), this is already above the local €498/m² benchmark, and the stated modernization work raises the effective cost to roughly €876/m². The lake-area location, garage, terrace and generous layout add value, but the listing does not say the energy class and “renovated” conflicts with the need for updating.
More on the house and the area
This is a genuine, spacious and immediately usable Umbrian home, with a finished kitchen, multiple bedrooms, heating, a fireplace, and a private terrace overlooking lush countryside and distant hills. Exposed timber ceilings, traditional terrazzo floors, painted doors, and the generous proportions give it strong historic character, while €98,000 for 145 sqm is compelling value. It is more charming and livable than polished, with modernization rather than major reconstruction needed.
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€10,000 – €16,000
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.
- Some interiors and fixtures look dated and would benefit from modernization.
- The ground-floor garage/storage areas are not yet additional living space.
- The gallery does not clearly show both bathrooms or the attic condition.
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 83/100Lake Trasimeno is at the town, with the Val di Chiana to the west and low Umbrian-Tuscan hills around the shore. The Lake Trasimeno Regional Park covers much of the immediate lakeside area. Monte Amiata and the higher Apennines are much farther away and do not shape the immediate 15 km landscape. Castiglione del Lago itself is the nearest town of size, with a walled historic centre on a limestone promontory, a lakeside setting, and regular daily services. Within about 15 km there are other lake settlements including Passignano sul Trasimeno and Tuoro sul Trasimeno, and the area is known for olive groves, vineyards, reedbeds, islands on the lake, and the Hannibal battle sites around Tuoro.