Via Umberto I, 21, San Lorenzo Nuovo
Via Umberto I, 21, San Lorenzo Nuovo. Habitable, autonomo heating, cantina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Habitable town house with autonomous heating and cellar; I estimate renovation at €200/m² (€25,200) so effective price is €62,747 or ≈€498/m² versus the regional median of €575/m² (about 13% cheaper). The listing omits room and energy-class details.
More on the house and the area
The apartment shows bright, modernised living spaces and a nicely updated bathroom so it’s genuinely habitable. The building exterior and one upstairs bedroom look worn, so expect some cosmetic and façade work — still a strong, low‑price opportunity for someone who wants an affordable, characterful home in Lazio.
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€8,000 – €14,000
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 façade shows peeling plaster and will need refresh/repairs
- At least one bedroom photo appears unrestored/dusty — finishes seem uneven between rooms
- No clear private garden/terrace shown
- Photos suggest mixed condition; verify which rooms have been fully renovated
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 81/100Lake Bolsena is immediately beside the town. The Volsini hills surround the lake basin. The area lies within the Monti Volsini volcanic district. Bolsena is the nearest town of size on the lake and has lakeside services and a historic centre. Orvieto is the nearest larger town and provides rail connections and a fuller range of services. The area is known for volcanic soils, olive groves, vineyards and lake fish.