Rustico/casale in Strada Ponte Valleceppi - Pretola
Alle porte di Perugia, immersa nella quiete del verde Umbro in un autentica oasi di charme e tranquillità dove il panorama sembra un dipinto, circondata dal parco fluviale con il suo percorso pedonale e tutta l' area pubblica comunale perfettamente attrezzata, location ideale per famiglie, sportivi che vogliono vivere momenti di relax lungo il fiume Tevere proponiamo in vendita un...
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
- Windows
See what needs doing and what each job costs
Price €300,000 for 400 m² = €750/m²; assuming a modest habitable-standard refit (~€200/m²) brings effective cost to ~€950/m² versus the regional median €412/m², so this is well above local norms. The listing gives many photos and a pleasant location near Perugia but does not state it is renovated, which supports a cautious, lower score.
More on the house and the area
A very photogenic stone Umbrian farmhouse with classic arched loggia, original beams and a generous, private plot — great historic character and a peaceful rural setting. The roof and shell largely survive, but the property is currently uninhabitable and will need a full renovation to make it a liveable 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€26,000 – €44,000
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.
- Requires substantial renovation — interiors not shown and likely need full refit
- Windows broken/missing and some areas overgrown
- Possible structural/roof repairs and utilities may be disconnected
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 55/100This cluster lies in the built-up area of Perugia, so the resident setting is an urban hill city rather than open countryside. The area sits on hills above the upper Tiber basin, with Lake Trasimeno within about 15 km only from the western edge of the comune, not generally from the city itself. Perugia is the nearest large town and has a substantial historic centre, the University of Perugia, the University for Foreigners, major services, and monuments including the Palazzo dei Priori and the Fontana Maggiore. The city is known for its medieval and Renaissance fabric, its university presence, and Perugina chocolate.