Casa bifamiliare in Via della Rocca 15
Gualdo Tadino - Via della Rocca Nel cuore del centro storico di Gualdo Tadino, in una delle zone più caratteristiche della città e a pochi passi dalla suggestiva Rocca Flea, proponiamo in vendita una casa con ingresso indipendente, disposta su quattro livelli e impreziosita dalla presenza di un terrazzo, un ulteriore spazio esterno panoramico e un piccolo giardino privato....
What it really costs
See what needs doing and what each job costs
At €474/m², the asking price is only slightly below the Umbria townhouse baseline of €498/m²; allowing €200/m² for an apparently usable but undocumented condition brings the effective cost to about €674/m². The historic-center setting, independent entrance, terrace, garden, and 26 photos add value, but the missing condition and building data prevent a stronger rating.
More on the house and the area
A characterful historic-center townhouse with a beautiful exposed-stone façade, atmospheric paved lane, private courtyard, and garden potential. The house is solid, finished, and appears broadly usable, but the interiors are dated and show maintenance issues rather than offering a move-in-ready dream-home finish.
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€6,000 – €11,000
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.
- Interiors are dated and need cosmetic renovation, with visible wall and ceiling cracks or damp staining.
- A kitchen is not clearly shown in the gallery, so usability should be verified.
- The four-level layout and narrow historic-center access may be inconvenient for some buyers.
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.