Fabbricato in pietra da ristrutturare fronte lago
Descrizione generale dell'immobile Un passo prima di entrare nel borgo dal lato del centro storico, questo vecchio fabbricato in pietra appoggiato alla roccia era un'abitazione fino al 1940/50. Oggi da casa è stata declassata a magazzino per disuso. Ma può essere una piccola abitazione di villeggiatura o residenza…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The key positive is the price: €25,000 for 60 sqm (€417/sqm) in Umbria, and even after a full-restore estimate of about €1,100/sqm the all-in cost is roughly €1,517/sqm, which is still plausible for a small stone house with lake-front/borough position. The description explicitly says it currently has regular residential category A despite being downgraded by disuse, so this is not a legal-use veto; strong location near the historic village and lake supports the high score.
More on the house and the area
The setting is genuinely lovely: lake-and-mountain scenery, dense greenery, and an atmospheric old stone structure built into the rock. But this is not a usable home today — it is essentially a roofless stone shell with bare interiors, so its condition hard-caps the wow despite the romantic location. At €25k it has strong fantasy value, but it is a serious project rather than a cheap Italian home you could soon live in.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€24,000 – €35,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Roofless shell: full reconstruction needed before it can be lived in
- No bathroom or kitchen visible; utilities must be fully reinstated
- Likely structural and waterproofing works required
- Roadside position with limited private outdoor space
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, so the setting is urban rather than open countryside. The Nera river runs through the area. The Marmore Falls and the lower Nera valley are nearby, but they sit outside the immediate urban fabric and do not change the fact that a resident here lives in a city environment. Terni is a provincial capital with full services, rail links and major road connections, and the area is historically known for steel industry.