Casa bifamiliare in Strada di Bracciale 1
A Cesi, nel comune di Terni, proponiamo in vendita un rustico di circa 70 mq disposto su un unico livello. Immobile ante 67, tramite scala interna si accede al primo piano dove si sviluppa la zona giorno, troviamo soggiorno con camino e finestra, nella zona notte possiamo trovare invece una camera matrimoniale. Al piano terra si trova...
What it really costs
See what needs doing and what each job costs
At €229/m², the €16,000 asking price is well below the Umbria townhouse baseline of €498/m², but the property is described as a rustic pre-1967 home with no stated condition. Assuming €700/m² renovation, the effective cost is about €929/m² (€65,000 total), above the baseline; condition and systems require verification.
More on the house and the area
This €16,000 Umbrian townhouse has genuine rustic character, including old beams, terracotta floors, a fireplace, and a traditional balcony. It is roofed and appears to retain a usable kitchen and living spaces, but the severe wall cracking, worn finishes, and neglected outbuildings make it a renovation project rather than a move-in-ready 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€14,000 – €25,000
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.
- Visible extensive cracking, peeling plaster, and general deterioration suggest substantial renovation rather than a simple refresh.
- Bathroom condition and utility systems are not clearly shown; structural condition should be professionally checked.
- The property appears to have limited outdoor space and a basic gravel access area rather than a finished garden.
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 55/100The cluster is in the built-up area of Terni, in the Conca Ternana basin between the Monti Martani and the Valnerina side of the Umbrian Apennines. The Nera river runs through the area, with the Velino joining nearby at Marmore. The Cascata delle Marmore is within about 10 km, and Lake Piediluco is within about 15 km. Terni is the main town nearby and has full city services, rail connections, a cathedral, Roman remains and a substantial industrial base.