Villetta a schiera
Po388 - Porzione di casa a Panicarola All'interno del paese di Panicarola, a circa 7 km da Castiglione del Lago, nelle immediate vicinanze di tutti i servizi, graziosa porzione di casa indipendente. L'immobile libero su tre lati, è formato al piano terra dalla zona giorno con angolo cucina e un piccolo salotto con predisposizione per installare stufa a pellet, un...
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €75,000 (€750/m²), the estimated effective cost is about €950/m² after allowance for ordinary updating, versus a local benchmark of €498/m². The home is near village services and the Lake Trasimeno area, but its condition, construction year, and energy performance are not stated, limiting confidence.
More on the house and the area
This is a genuine, immediately usable three-bedroom home with two bathrooms, a functioning kitchen, heating, tiled floors, and a solid roof. Its strongest appeal is the photogenic exposed brick-and-stone exterior with traditional shutters and a chimney, though the interior is practical and dated, and the town-street setting offers little outdoor space or view.
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€7,000 – €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.
- No meaningful private garden, terrace, or scenic view is shown.
- The interiors are fully usable but dated and modest rather than design-led.
- Street-front setting and exposed utility wiring reduce the sense of privacy and polish.
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 82/100Lake Trasimeno is at the town, with the Polvese island reserve in the lake and a broad low shoreline of reeds, fields and olive groves around it. The Val di Chiana begins nearby on the Tuscan side, and the hills between Trasimeno and Città della Pieve are the immediate inland landscape. Monte Amiata and the higher Apennines are too far to define the 15 km setting. Castiglione del Lago itself is a small service centre with a substantial historic core on a limestone promontory above the lake, a Rocca del Leone fortress and regular shops and supermarkets. The area is known for the lake, fish cuisine, olives and wine, and for the sunflower and grain plain around the western shore. Castiglione del Lago is one of I Borghi più belli d'Italia.