Casa indipendente in Frazione Vaccara
GUALDO TADINO, VACCARA Nel paese di Vaccara, a pochi km da Gualdo Tadino, si trova questa graziosa casetta in pietra circondata da circa 1400 mq di giardino privato, in parte oliveto con 9 piantoni. Nello spazio esterno si trova anche una zona BBQ con forno a legna e annesso uso rimessa. La casa, ristrutturata nei primi anni...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €42,000 for 56 m², the effective cost is about €950/m² after allowing for a modest €200/m² renovation allowance, well above the €518/m² local comparison level. The private 1,400 m² garden, olive trees, BBQ area and parking add appeal, but the listing does not say when the renovation was completed or provide technical details.
More on the house and the area
A highly atmospheric stone country cottage with a warm rustic interior, working kitchen, fireplace, wood ceilings, and a genuinely beautiful private garden with olive trees and mature greenery. It appears to be a real, usable home rather than a renovation shell, though the extensive garden and assorted outbuildings need care and the bathroom is not visible.
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€4,000 – €6,000
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 lush garden and outbuildings appear somewhat cluttered and will require ongoing maintenance.
- The bathroom is not shown in the gallery, and utilities, heating, and energy performance are not documented.
- The property is compact at 56 sqm, with only one bedroom.
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 69/100The cluster sits on the Umbrian Apennine side of Gualdo Tadino, with Monte Pennino and the ridge system between Umbria and Marche within the local landscape. The area is linked to the headwaters and upper valleys of the Chiascio basin. Monte Cucco Regional Park lies nearby to the north-west, and this part of the province is known for wooded slopes, mountain pasture and cave and hang-gliding country around the massif. Gualdo Tadino itself is a small hill town with a substantial historic centre, civic museums and the Rocca Flea fortress. Assisi is the nearest major heritage town in the broader area, but outside the immediate 15 km landscape. The area is known for ceramics and for an Apennine setting rather than for a single landmark of national rank.