Casa indipendente in Via San Florido 3
LEONARDI IMMOBILIARE: Vendesi a pochi passi dalle mura urbiche e da comodo parcheggio adiacente, luminoso appartamento cielo-terra di complessivi mq 120 ca e così disposto: al pian terreno ampio garage con taverna, ripostiglio e camino a legna; al piano primo zona giorno open space con cucina a vista. Al piano secondo due camere matrimoniali ed un bagno oltre a soffitta...
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
Listed at €79,000 for 120 m² and estimating €200/m² for works gives an effective price of ≈€103,000 (~€858/m²). That is about 66% above the Umbria baseline of €518/m², so the house is overpriced for the area despite the central location; the listing does not state condition or building year.
More on the house and the area
This is a genuine, usable 120 sqm Italian home with a handsome traditional dining room, terrazzo-style floors, antique wood furnishings, a brick arch, and a rustic beam-ceilinged taverna with fireplace. It is not move-in polished, but it appears solid and functional rather than an empty shell, making the €79,000 price appealing for a characterful town-edge property.
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.
- The home is livable but noticeably dated, especially the kitchen and bathroom.
- The basement/taverna shows damp-looking walls and aging finishes that may need attention.
- No garden, terrace, or notable view is shown; the property is mainly attractive for its character and town location.
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 63/100The cluster lies in the upper Tiber valley, with the River Tiber running through this part of northern Umbria and the hills of the Apennine foothills around the plain. Monte Santa Maria Tiberina and the wooded ridges toward the Alpe della Luna are within this radius on the Umbria-Tuscany border. Città di Castello is the nearest substantial town, with a large historic centre, cathedral, civic museums and the Palazzo Vitelli complex. The area is known for tobacco-growing in the Alta Valle del Tevere and for the cross-border hill country between Umbria, Tuscany and Marche.