Casa indipendente a Castel del Piano - Pila, Perugia,
CASA AFFIANCATA COMPLETAMENTE INDIPENDENTE DI CIRCA 180 MQ E CIRCA 750 MQ DI GIARDINO A SOLI 2 KM DA PILA VISTA PANORAMICA SU PERUGIA E AMPIO GIARDINO. A soli 2 km. da Pila in una posizione dominante, soleggiata e straordinariamente silenziosa, proponiamo in vendita una casa affiancata (338@8303315) ma completamente…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Asking €55k but interiors and roof need full replacement; estimated renovation €600/m² → €120k, so effective price ≈ €175k (≈€875/m²) vs Umbria baseline €385/m². Good structure and large garden reduce risk, but the very high rebuild cost makes this a weak/overpriced renovation project.
More on the house and the area
A solid two‑storey farmhouse with olive trees, a generous private garden and a lovely panoramic view over Perugia — great location and value. The exterior and structure look sound, but the roof and all interior spaces require full renovation, so this is a promising restoration project rather than a ready 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, €600/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€40,000 – €70,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Interiors and roof need substantial renovation — not move‑in ready.
- Vegetation and ivy are overgrown and will need clearing to protect masonry.
- Confirm planning rules and eligibility for renovation/bonus schemes before purchase.
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 Perugia, so the lived setting is an urban hill city rather than open countryside. The area sits on Umbrian hills above the upper Tiber valley. Lake Trasimeno is the main named water body in the wider area, but it is outside the 15 km radius. Perugia is the nearest town of size and has a large historic centre, the university, major services, and monuments including the Fontana Maggiore and the Palazzo dei Priori. The city is known for its medieval fabric, its university presence, and the Umbria Jazz festival.