Villa in Strada Regionale 316 s.n.c, Giano dell'Umbria,
Proponiamo in esclusiva ottima soluzione abitativa di circa 110 mq con ingresso indipendente e composto al piano terrsa da ingresso, cucina con grande camino, soggiorno e sala da pranzo. Al piano superiore collegato da scala lineare sono ubicate 3 camere da letto, ampio bagno finestrato oltre ripostiglio/lavanderia…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Heating
See what needs doing and what each job costs
Asking €50,000 for 120 m² (417 €/m²) but the text describes only a light internal refresh, so I estimated €200/m² of works → effective cost ≈ €74,000 or ≈617 €/m². That is substantially above the Umbrian median of 385 €/m², and the mismatch between the listed condition and the description lowers the score.
More on the house and the area
Charming stone villa with intact roof, lovely countryside and village views, a huge traditional fireplace and an included garage — all signs of a very liveable Umbrian home. The interior is dated but solid; with relatively light cosmetic work (bathroom, windows, floors) this becomes an excellent, affordable primary or holiday home.
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€8,000 – €13,000
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.
Show more
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.
- Needs light-to-moderate renovation (bathroom, some floors and external shutters/windows)
- Only one bathroom for four bedrooms
- No energy class/modern heating info — likely needs upgrading for efficiency
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 58/100Central-Umbria setting on low to mid hills with an agricultural patchwork of olive groves, vineyards, arable fields and small woodlands. No large lake or coastal feature inside a 15 km radius; the higher Apennine ridge lies further to the east beyond the immediate hills. There is no national park or major protected area within 15 km (the Monti Sibillini park is noticeably farther away). Nearest towns of size are Foligno (the closest larger town, with a railway station on the Rome–Ancona line, hospitals and wider services) and Spoleto within regional driving distance. Local economy and landscape are the typical Umbrian mix of small hill villages, family farms, olive-oil and wine production and related agricultural activity. Nearest ski facilities are in the Sibillini mountains and are not within the daily 15 km radius.