Casa indipendente in Centro San Vito 37
Nella frazione di San Vito,Narni,si propone la "Casetta Belvedere", intera proprietà immobiliare di 80 mq, di cui circa 18 mq sono un terrazzo che si affaccia, con una esposizione a 180⁰, sulla Valle del Tevere. Il tetto è un lastricato calpestabile di circa 20 mq, vivibile e utilizzabile come solarium, o...per stendere la biancheria. Lo spazio esterno ha una appendice...
What it really costs
See what needs doing and what each job costs
At €650/m², the asking price is already above the Umbria/Narni baseline of €536/m², and the 18 m² terrace reduces the effective interior value further. The condition is unspecified and the description is incomplete, so assuming €700/m² renovation puts the effective cost near €1,350/m² with substantial uncertainty.
More on the house and the area
A genuinely livable Umbrian country house with sweeping views across the Tiber Valley, generous outdoor terraces, exposed beams, and a substantial fireplace. The interiors are furnished and functional rather than luxurious, with some dated finishes and a weathered terrace, but this is clearly a real home rather than a renovation shell.
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€16,000 – €28,000
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 large terrace and rooftop slab show weathering and may need maintenance or waterproofing checks.
- Interiors are fully usable but modest and dated, especially the compact kitchen and furnishings.
- The listing does not specify structural condition, utilities, or energy performance.
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 72/100The area sits in the southern Umbrian hills above the Nera valley. The Nera is the main river nearby, with gorges and wooded slopes around Narni and Stifone. Narni is a substantial hill town with a fortress, a medieval centre and Roman remains including the Ponte d’Augusto. Terni is the nearest larger town, with full services and rail connections. The Marmore Falls are nearby in the Terni area, formed by the Velino falling into the Nera. This part of Umbria is known for hill towns, olive groves and wooded river valleys.