Grande casa indipendente con corte esterna cantina e garage
SAN MICHELE IN TEVERINA - Lungo via della Repubblica, strada comoda che conduce alla piazza principale e poi al palazzo baronale di questo suggestivo tranquillo borgo di duecento abitanti, casa cielo terra con corte garage cantina e grotta di circa 190 mq totali complessivi. Ampia e comoda, ottime potenzialità! Prezzo…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
At €39,000 (€289/m²), the apparent discount versus the €598/m² Lazio townhouse baseline is erased by substantial renovation: estimated effective cost is about €989/m² (€133,500 total). The 1900 property has old interiors and systems requiring updating, so it is a weak deal despite its garage, cellar, and proximity to Civita di Bagnoregio and Viterbo.
More on the house and the area
A substantial historic townhouse with exposed timber-and-cotto ceilings, a fireplace, a private courtyard, grape pergola, garden area, and a wood-fired oven. It is a real, roofed and usable home with multiple bedrooms, bathrooms, garage, cellar, and grotto, but the interiors and installations need meaningful modernization rather than simple decoration.
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€27,000 – €48,000
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.
- The property needs renovation and updating of the interior systems.
- The kitchen and bathrooms are functional but dated.
- The main living spaces are in a traditional village setting rather than offering a dramatic landscape view.
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 71/100The cluster is in the tuff hill country between the Tiber valley and the Calanchi of the Tevere, with ravines and eroded clay badlands around Civitella d’Agliano and Bagnoregio. The Tiber is the main river of the area a short distance to the east. The Monte Rufeno nature reserve lies within roughly this radius on the northern side toward Acquapendente. Orvieto, in Umbria, is the nearest larger town in practical daily use, with rail services and a full set of shops and services; it sits on a volcanic tuff cliff above the Paglia valley. Civita di Bagnoregio, the isolated hill settlement linked by a footbridge, is within this landscape. The area is known for volcanic tuff landforms, ravines and olive-growing mixed with small vineyards and fields.