Via Farense, 18, Toffia
Via Farense, 18, Toffia. Habitable, autonomo heating, cantina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €71,507 for 210 m², the estimated all-in cost is about €540/m² after allowing €200/m² for habitable-condition work, essentially matching the local benchmark of €546/m². Heating and a cellar are positives, but the sparse listing does not state the number of bathrooms, building year, or energy performance.
More on the house and the area
The interiors shown are bright and polished, with attractive wood floors, generous windows, and a striking historic facade that gives the property character. However, the lack of a confirmed bathroom and the apparent mismatch between the photos and the listing make real-world livability and identity uncertain.
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€14,000 – €23,000
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.
- The gallery appears inconsistent with the listing: it shows a grand historic apartment facade rather than a typical villa in Toffia.
- The facts list zero bathrooms, while one bathroom image appears unfinished and another looks like a staged/rendered image.
- No garden, terrace, views, or exterior private space are shown.
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 62/100The cluster is in the Sabina hills, with the Monti Sabini close by and the lower Tiber valley within the wider surrounding area. The Farfa river runs through this part of Sabina, and the Abbazia di Farfa is a few kilometres from Poggio Nativo. The nearest larger town is Rieti, which provides the main range of services for the province; Rome is farther away but relevant for commuting and rail connections from the Sabina area. This area is known for olive groves and Sabina olive oil.