Casa singola in vendita a Viterbo, Grotte Santo Stefano
Casa singola in vendita a Viterbo, Grotte Santo Stefano. Needs renovation.
What it really costs
Can you move in?
Move in as it is
In the listingNeeds renovationThe photographs say otherwise, and we go by the photographs.
See what needs doing and what each job costs
Assuming heavy works (~€700/m²) gives renovation ≈€57,400 and an effective price ≈€87,400 (≈€1,065/m²), well above the Lazio median of €575/m²; listing has only 1 photo and minimal description, so details are missing.
More on the house and the area
Lovely, characterful country house with a photogenic façade, mature garden and classic rolling-hills views — a proper dreamy Italian setting. The listing, however, is marked ‘needs renovation’ and may require plumbing/electrical and interior work before full-time living.
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€16,000 – €29,000
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.
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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.
- Listed as 'needs renovation' — interior upgrades and system work likely required.
- Record shows 0 bathrooms — may lack a functioning bathroom or need full plumbing work.
- Compact size (82 m²) — limited space for a larger family.
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 Viterbo, so the immediate setting is an urban edge rather than open countryside. The Cimini Mountains rise south-east of the city. Lake Bolsena lies within about 15 km to the north-west from the outskirts, and the Lago di Vico volcanic basin is just beyond that range to the south-east. The area is part of the volcanic Tuscia landscape, with tuff plateaus, ravines and cultivated hills. Viterbo itself is the nearest town of size and has a large medieval centre, the Papal Palace and major services. The area is known for thermal waters and for the historic landscape of Tuscia.