Villetta a schiera in Via Flaminia Vecchia 83
GIANO DELL'UMBRIA, frazione di Bastardo, proponiamo in vendita porzione di villetta a schiera disposta su tre livelli con giardino esclusivo. Al piano sotto strada abbiamo grande garage, taverna molto luminosa con allacci per fare una cucina e canna fumaria, termina il piano un bagno. Salendo tramite le scale interne si entra nel grande soggiorno ove spiccano le due vetrate fronte...
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
At €165,000 (943 €/m2) and with a light-update estimate of €200/m2 (≈€35,000), the effective price is about €200,000 or ≈1,143 €/m2—more than double the regional median of ~506 €/m2. Good photos and a garden/garage are positives, but the effective €/m2 makes this overpriced for the area.
More on the house and the area
Bright, well-maintained three-level townhouse with large private terrace, attractive rustic touches (wood-beamed ceilings, stonework, painted fireplace) and a usable garage/taverna. This is a move-in home with good countryside views and outdoor space, though the lower-level taverna may need outfitting to become a full living/kitchen area.
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€12,000 – €20,000
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.
- Ground-level taverna/garage will need finishing if you want it as a second kitchen/living space
- Upper floors accessed by stairs only (no lift)
- Energy class / technical documentation not shown — check 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 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.