Porzione di Bifamiliare con garage. giardino e terrazza
Graffignano, nella tranquilla e caratteristica frazione di Sipicciano, proponiamo in vendita un'ampia ed eccellente soluzione indipendente, in un contesto bifamiliare, completa di giardino e generosi spazi accessori. L'immobile si sviluppa su più livelli, al piano terra troviamo due garages e una cantina perfetta come…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Kitchen
See what needs doing and what each job costs
The €55,000 asking price is attractive at €500/m², but allowing roughly €22,000 for habitable-condition updates brings the effective cost to about €700/m² versus a €585/m² local benchmark. The private garden, two garages, cellar, balconies and terrace add value, though the inland location offers no coastal premium.
More on the house and the area
A solid, genuinely usable 110 sqm village house with two bedrooms, balconies, garages, cellar space, and a private garden/terrace. Its strongest visual appeal is the old-fashioned Italian character—patterned tiles, marble stair treads, and a stone-and-brick facade—but the current home is dated and fairly ordinary, not a finished dream interior.
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€7,000 – €12,000
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 actual interiors are habitable but distinctly dated, with old patterned tiles, finishes, and fixtures; the modern 'after' images appear to be renovation illustrations.
- No convincing real sea, lake, or mountain view is shown in the gallery despite the listing tags.
- Only one bathroom is listed for a 110 sqm, two-bedroom home.
- The facade and garage areas look functional but rough and utilitarian rather than polished.
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 57/100The cluster lies in the inland tuff and farming country on the border between northern Lazio and southern Umbria, with low hills, fields and wooded patches around the Tiber valley. The Tiber is the main river of the area and runs a few kilometres east, with the Alviano reservoir nearby on the Umbrian side. This is close to the lower edge of the Viterbo volcanic district, with the Cimini and Volsini uplands within the wider surroundings rather than at the doorstep. The nearest town of size is Orvieto, which has a cathedral and a historic centre on a tuff cliff. The area is known for olive groves, hazelnuts, vineyards and small hill settlements built in local tuff.