Villetta a schiera in Frazione Tonnicoda
Pescorocchiano Villino con balconi e giardino pavimentato Descrizione generale della proprietà In posizione panoramica, all’ingresso del centro storico della frazione di Tonnicoda, nel Comune di Pescorocchiano, proponiamo in vendita un villino facilmente raggiungibile tramite strada asfaltata. L’immobile si sviluppa…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
A 160 m² townhouse priced at €25,000 (€156/m²) appears immediately habitable, with two apartments, balconies and a garden; allowing €250/m² for installing heating and minor updates gives an effective cost of about €406/m² versus the local €574/m² benchmark. The remote setting and lack of heating temper the score, but 39 photos and the substantial discount make this a strong candidate.
More on the house and the area
A remarkably inexpensive, panoramic mountain townhouse in a historic hamlet, with broad valley views, balconies, a paved outdoor area, exposed beams, and a traditional fireplace. The home appears genuinely habitable immediately, with kitchens, bathrooms, flooring, and intact roofs, though the interiors are dated and the lack of heating is a serious practical drawback.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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€13,000 – €22,000
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.
- No heating is installed, which is a significant issue in a mountain climate.
- Interiors are fully usable but dated and would benefit from cosmetic updating.
- The property is split into two apartments and relies on a septic system.
- Shops and basic services are approximately 9 km away.
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 58/100The cluster sits within the Central Apennines mountain system. The upper valley of the Aniene river runs through the surrounding area. Terrain within about 15 km is a mix of hill and mountain slopes, woodland and agricultural parcels. The A24 autostrada (Autostrada dei Parchi) passes nearby with a Carsoli/Oricola exit, providing road links toward Rome and L'Aquila. The immediate area is made up of small towns and scattered farms; Carsoli itself provides basic municipal services, shops and schools. The nearest city of significant size is L'Aquila (provincial capital), which offers hospital and university services and is reached by regional roads.