Via Castel Vecchio, 8, Capranica
Via Castel Vecchio, 8, Capranica. Needs renovation, autonomo heating.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationMust be done first
- Kitchen
See what needs doing and what each job costs
Asking €15,187 (145 €/m2) but estimated renovation €700/m2 yields an effective price of ≈€88,687 (≈€845/m2), which is well above the local median of €575/m2. The listing is very terse and shows 0 bathrooms in the facts, so key data are missing.
More on the house and the area
A bright, loft-like townhouse with skylights, attractive brick feature and largely modern interior finishes that feel liveable once minor works are completed. At this price in a pretty historic Capranica street it’s a genuine bargain for someone willing to finish renovations.
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€21,000 – €37,000
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.
- Property is listed as 'needs renovation' — some finishing work and repairs are likely.
- No private garden or notable external view shown; townhouse in a narrow historic street.
- Confirm number of functioning bathrooms and utilities before purchase.
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 68/100The cluster sits in the Monti Sabatini, a volcanic hill area with broad wooded slopes and tufa ground. Lake Bracciano lies within this radius on the southeast side, and Lake Vico is just beyond it to the northwest. Much of the surrounding countryside is oak and chestnut woodland with farmed clearings, and the area is known for hazelnut cultivation. Sutri is the nearest historic town of note, with an old centre and the Roman amphitheatre cut into the tufa. The Palazzo Giustiniani Odescalchi at Bassano Romano is a local historic landmark.