Villetta a schiera in Via Umberto I
Nel suggestivo borgo di Cocciano (Guardea), porzione immobiliare indipendente di oltre 150 mq disposta su due livelli, impreziosita da una terrazza panoramica con vista aperta sulla vallata umbra. Situata in un contesto tranquillo e privo di traffico veicolare, la proprietà è ideale come residenza principale, casa…
What it really costs
See what needs doing and what each job costs
At €200/m², the €52,000 asking price is 60% below the Umbria townhouse baseline of €498/m², with a strong 31-photo listing and attractive panoramic terrace. However, condition is unspecified; assuming substantial renovation at about €700/m² raises the effective cost to roughly €900/m², above the baseline.
More on the house and the area
This is a substantial traditional Umbrian townhouse with a genuinely appealing panoramic terrace overlooking rolling green hills, plus old beams, a fireplace, vintage tiles, shutters, and family furnishings that give it real character. It is clearly a functioning, roofed home with kitchens, bathrooms, bedrooms, and utilities rather than a ruin, but the interiors are very dated and damp-worn, requiring meaningful refurbishment before it feels comfortable as a dream home.
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€51,000 – €91,000
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.
- Substantial cosmetic renovation is needed, with peeling plaster, aged finishes, and visibly dated kitchen and bathroom.
- The roof and terrace coverings appear weathered and should be checked carefully for leaks and structural condition.
- Access is in a quiet pedestrian village setting, so vehicle access and parking may be limited.
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 63/100The area sits in the lower Tiber valley, with wooded volcanic hills and cultivated slopes around the village. The Tevere river runs nearby. Orvieto is the nearest major historic town in the wider area, and Amelia is the nearer small centre with services and a fortified historic core. This part of southern Umbria is known for olive groves, vineyards and stone hill villages.