Via I Maggio, 23, Sutri
Via I Maggio, 23, Sutri. Habitable, autonomo heating, garage.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
Effective price ≈ €706/m² (€89,437 + €35,400 renovation at €200/m²) vs local baseline €575/m², so after typical renovation this is ~23% above the regional median. Listing says 'habitable' with garage and heating but shows 6 beds and 0 bathrooms (contradictory), which weakens confidence.
More on the house and the area
A large, very affordable (good value) habitable apartment/townhouse with new-looking floors and a modern bathroom — essentially move-in or only light finishing needed. It’s practical and economical but lacks the classic Italian character or views that inspire a ‘dream’ home.
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€12,000 – €20,000
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.
- Modern, generic apartment block exterior — no historic character or scenic views in the photos
- Some finishing work visible (door frames, exposed plumbing, shower tray); photos show near-complete rather than fully staged interiors
- No private garden/land shown; confirm garage access and exact layout
- Listing metadata missing energy class and shows 0 bathrooms — verify sanitary count and utilities
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 area sits in the low Cimini-Sabatini volcanic countryside, with wooded tufa hills, cultivated land and ravines. Lake Bracciano lies within reach to the southeast, and the Treja valley with Monte Gelato waterfalls is nearby. The Parco Regionale dell’Antichissima Città di Sutri preserves the tufa amphitheatre, necropolis and archaeological area on the edge of the town. Viterbo is the nearest larger town, with a substantial medieval centre and services. Sutri is known for its Etruscan and Roman archaeological remains and for its position on the Via Cassia and Via Francigena.