Casa bifamiliare
Nella campagna di Otricoli, in posizione comoda e panoramica, proponiamo in vendita una casa semi-indipendente con giardino esclusivo, caratterizzata da ambienti accoglienti e da un particolare stile rustico e originale. L'immobile, di circa 100 mq complessivi, si sviluppa su due livelli. Al piano terra troviamo un…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSettled in the first year
€65,800 – €66,500
Second-home family
A second-home family suits it best. The house is usable now and has four bedrooms, a garden, a 40 m² terrace and everyday shops and restaurants nearby. It could also suit a cautious holiday-let owner, but the rental evidence is asking data rather than a promise of bookings.
See what needs doing and what each job costs
Is it a good buy: You are paying above the market
It is a poor investment at the asking price: the finished cost is above comparable Otricoli listings, while letting could gross about 14,310 EUR a year only if booked for 90 nights at the advertised local rate. Narni is 22 minutes away and Montefalco’s wine area about 48 minutes away, but the market is thin.
- What you end up payingAbout 65,800-66,500 EUR, including the 65,000 EUR asking price and 800-1,500 EUR facade repair
- What letting might bringAbout 14,310 EUR gross a year if booked for 90 nights at 159 EUR a night, the advertised Otricoli average
- Years to earn that backAbout 4.6-4.7 years against 65,800-66,500 EUR all in, before tax, agency fees, utilities, upkeep and empty nights
- How easily it sells againSlowly: only three homes are listed in Otricoli, so the resale market is thin and asking prices are not sale prices
Lived in and usable today, with both bathrooms intact and equipped, a working kitchen, radiators and no stripped rooms visible. The only clear repair is local facade work at the lower walls; the house’s strongest assets are the wide terrace, panoramic Umbrian view, private garden, covered outdoor room and bread oven.
- As it stands€65,000
- Settled in the first year€65,800 – €66,500
- Facade render€800 – €1,500
Repair worn render and exposed masonry on about 10 m² of the lower facade, then repaint the patched areas.
about 80-150 EUR per m², over 10 m² of localized external repair mkedilizia.com
- Roof watertightness and hidden tile or timber defects were not testable from the photographs.
- Electrical compliance, earthing and the condition of the consumer unit were not visible.
- Water pipes, drainage performance and the methane boiler’s service history were not testable.
- The extent and cause of exterior staining or damp at the lower facade need an inspection.
- The legality and approvals for the external spiral stair, terrace, shed, covered outdoor room and any proposal to enclose the stair need checking.
- The home appears fully usable but has dated kitchens, bathrooms, and finishes.
- The garden and terrace will require ongoing maintenance.
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. Photos checked 12 September.
The area around
Location score 69/100The cluster lies in the hills of southern Umbria above the Nera valley, with wooded ridges, olive groves and cultivated slopes within the immediate area. The Nera river runs below Narni and has cut a marked gorge east of the town at the Gole del Nera. Narni itself is the nearest town of size, with a substantial medieval centre on a hill, the Rocca Albornoz, bridges and roads tied to the old route between Rome and Umbria, and the modern services area at Narni Scalo in the valley. Terni is the nearest larger town, with full everyday services and rail connections. The area is known for its hill town landscape and for the Nera valley corridor through southern Umbria.