Villetta a schiera in Via Campo di Fiori
San Gemini, Centro storico, bellissimo Cielo terra su tre livelli caratteristico e accogliente composto da: soggiorno con camino, cucina, 2 camere da letto, 2 bagni e ripostiglio. I servizi immobiliari offerti dalla Bonifazi Franchising sono molteplici e soddisfano da anni una clientela variegata e attenta. Grazie alla…
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 €85,000 (€1,104/m²), this historic-center townhouse is priced well above the local €498/m² benchmark; allowing about €200/m² for light updating raises the effective cost further. Its three-level layout, two bathrooms, fireplace, and central location support the price somewhat, but the listing does not say whether major systems or the roof have been renovated.
More on the house and the area
A highly livable and welcoming three-level townhouse with a working-looking fireplace, traditional beams, terracotta floors, original wood shutters, and attractive historic-center character. The home appears furnished and ready to use, with a fitted kitchen, two bathrooms, two bedrooms, and a small balcony overlooking the colorful old-town street. It lacks a dramatic landscape view or private land, but its genuine character and move-in condition make it a strong dream-home candidate.
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€5,000 – €9,000
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.
- Historic-center townhouse may have limited car access and difficult parking.
- Interiors are compact and there is no evident private garden or substantial outdoor space.
- Energy performance, heating efficiency, and building/legal details are not provided.
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 cluster sits in the Umbrian foothills between the Nera valley and the first rises of the Apennines. The Nera river runs nearby to the east, and the area is part of the hill country south of the Martani mountains. Carsulae, the Roman archaeological site on the Via Flaminia, is a few kilometres north of San Gemini. Terni is the nearest town of size and provides full services, rail links and the industrial-commercial centre of the area. The Marmore Falls are within about 15 km to the southeast. San Gemini is known for its mineral water springs, and the historic centre is included among I Borghi più belli d'Italia.