Casa indipendente in Via Baroncino
TUORO SUL TRASIMENO In zona servita, cielo terra su 3 livelli con facciata in pietra di mq. 120 oltre 2 terrazzi, cantina, garage e piccolo giradino di mq. 50 E' composto da piano terra, soggiorno, cucina e terrazzo, 1° piano, 2 camere e terrazzo, 2° piano, 2 camere e bagno Internamente ha finiture datate quindi è da rivedere per il...
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
Description says "finiture datate" so I estimated a substantial renovation at €700/m² (120 m² → €84k), giving an effective price ≈ €159k or ≈ €1,325/m². That is far above the regional baseline of €536/m²; good extras (garage, cellar, terraces, lakeside town) don’t offset the high post-renovation cost.
More on the house and the area
Attractive stone façade, balcony/terrace and real countryside + lake views make this a very photogenic Umbrian home. The layout (120 m² over three levels, cellar, garage and small garden) is immediately usable, but the interiors are dated and need cosmetic renovation to reach their full potential.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €42,000
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.
- Interiors are very dated and need cosmetic updating (kitchen, bathroom, finishes).
- Only one bathroom for a 4‑bed layout.
- Ceilings/walls show some cracks/age that should be inspected/repairs may be required.
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 72/100The cluster sits on the shore of Lake Trasimeno, a large shallow lake with three islands: Isola Polvese, Isola Maggiore and Isola Minore. The area falls within the Parco regionale del Lago Trasimeno (Lake Trasimeno Regional Park). There are no ski lifts within about 15 km; the nearest Apennine ski areas lie well inland. Nearby towns on the lake include Castiglione del Lago, with a medieval walled centre and the Rocca del Leone fortress, and Passignano sul Trasimeno, which has passenger boat services to the islands; Tuoro sul Trasimeno itself hosts a museum and monument commemorating the 217 BC Battle of Lake Trasimeno. Land use around the lake includes fishing, birdlife habitat and agriculture (notably olive groves and vineyards).