Segnaliamo opportunita’ immobiliari derivanti da procedure esecutive
SEGNALIAMO OPPORTUNITA’ IMMOBILIARI DERIVANTI DA PROCEDURE ESECUTIVE
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Sold at judicial auction
See what needs doing and what each job costs
Property is offered via judicial auction (description: 'procedure esecutive'), which brings legal/financial complexity; the listing gives no condition details. At €21,450 and assuming €700/m² renovation (~€256,200 total) the effective price is about €759/m² versus the regional median of €556/m², so this is treated as an auction-level trap.
More on the house and the area
A 366 m² villa at €21k is a striking bargain on paper, but the listing only shows stock/agency images and gives no photos or condition details. This is likely an auction project requiring careful legal checks and significant renovation before it can be lived in.
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€73,000 – €128,000
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.
- Property offered via judicial/auction procedure (procedural sale)
- Gallery contains only agency/stock/marketing images — no real photos of the actual villa
- Condition, utilities and interior layout are not shown or specified and may require major renovation
- No beds/baths listed — habitability not documented
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 77/100Lake Bolsena lies immediately below Montefiascone, with long volcanic slopes around the lake and the Monti Volsini forming the local relief. The area is part of the Tuscia volcanic district. Viterbo is the nearest larger town, with a substantial historic centre and services. Montefiascone is known for its old hill town above the lake and for wine production, especially Est! Est!! Est!!! di Montefiascone.