Via Massimo Gatti, 4, Vitorchiano
Via Massimo Gatti, 4, Vitorchiano. Needs renovation, autonomo heating, garage.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
Price €45,563 plus estimated €700/m² renovation (123 m² → €86,100) gives an effective total ≈€131,663 or ≈€1,071/m², almost double the Lazio baseline of €575/m². Listing states 'Needs renovation', has only 5 photos and omits energy class and building year.
More on the house and the area
A compact, characterful townhouse in historic Vitorchiano with attractive rooms, original street façade and surprisingly good interior finishes in places. It needs renovation in parts (condition looks mixed) but has heating and a garage — a real bargain for someone willing to finish the work.
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€24,000 – €43,000
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.
- Needs renovation — some rooms look unfinished or in poor condition
- Photos appear mixed (some modernised areas and some dilapidated rooms) so exact state is unclear
- Listing gives no energy class and baths are not clearly stated
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 73/100The Cimini Mountains are the main relief within this area. Vitorchiano stands above the Vezza valley on volcanic tuff terrain, and the Tiber basin lies to the east. Lake Vico is within about 15 km, inside the Lake Vico Regional Nature Reserve. Viterbo is the nearest town of size, with a large medieval centre, services and rail links. Vitorchiano is known for its peperino stone buildings and preserved medieval fabric, and it is listed among I Borghi più belli d’Italia.