Casa bifamiliare in Via Giovanni Ecchio 15
CESI In zona di campagna, nelle vicinanze di Cesi, proponiamo in vendita una caratteristica proprietà cielo-terra di circa 60 mq, ideale per chi desidera vivere in un contesto tranquillo e immerso nel verde. L'immobile è disposto su due livelli, al piano primo, raggiungibile tramite scala esterna si sviluppa l'appartamento e si presenta come un trilocale, con spazi da...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
- Windows
See what needs doing and what each job costs
Price €25,000 for 65 m² with an assumed €200/m² renovation gives an effective cost of about €38,000 (~€585/m²), which is above the regional median of €500/m², so this is not a deep-discount find. Positive signals: 19 photos and garden/parking/terrace; negative: the listing omits condition and building year.
More on the house and the area
A very cheap, characterful country townhouse with a private garden and a pleasant hillside backdrop near Cesi. The structure looks solid and roofed but the façades, shutters and coverings need clear renovation — a reachable project that could be turned into a charming small 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€4,000 – €7,000
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.
- Exterior plaster, shutters and finishes are deteriorated — significant cosmetic work needed.
- First-floor accessed by external stairs; check waterproofing/roof and potential damp before moving in.
- Small footprint (~65 m²) with one bathroom — modest living space that will need internal refurbishment.
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 Terni, in the Conca Ternana basin between the Monti Martani and the Valnerina side of the Umbrian Apennines. The Nera river runs through the area, with the Velino joining nearby at Marmore. The Cascata delle Marmore is within about 10 km, and Lake Piediluco is within about 15 km. Terni is the main town nearby and has full city services, rail connections, a cathedral, Roman remains and a substantial industrial base.