Vallinfreda (RM) pied- à- terre in buone condizioni
Vallinfreda (RM), a pochi passi da Piazza Del Mercato, proponiamo pied- à- terre di 22 mq con entrata indipendente, in buone condizioni. L' immobile è composto da una cucina abitabile, una camera da letto con vista panoramica e un piccolo servizio con doccia. Riscaldamento assente. Arredato. Ideale per una persona o…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableMust be done first
- Heating
See what needs doing and what each job costs
At €15,000 plus roughly €4,400 for basic improvements, the effective cost is about €882/m² versus a €573/m² local benchmark, so this is not a clear bargain. The home is in good condition and furnished, but it has no heating, and the listing does not say its energy class or construction year.
More on the house and the area
This is a genuinely habitable tiny mountain townhouse with an exceptional valley-and-mountain panorama from the bedroom balcony. The interiors are dated and compact rather than beautiful, but the home is furnished, equipped with a kitchen and bathroom, and appears usable immediately—making the €15,000 price especially compelling.
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€1,000 – €2,000
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, so winter livability may be a serious issue.
- At only 22 sqm, the home is best suited to one person or a couple.
- Kitchen and bathroom are fully functional but very dated and likely need cosmetic updating.
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 upper Aniene valley on the Lazio-Abruzzo border, with the Simbruini mountains close by. The Aniene river runs through this stretch of valley, and the Monti Simbruini Regional Park begins a short distance to the south and east. The nearest ski lifts are the small Campo Staffi lifts above Filettino, roughly an hour away by mountain road, so they are not part of the immediate setting. Subiaco is the nearest town of note in the valley, with the Benedictine monasteries of Santa Scolastica and Sacro Speco. This part of eastern province of Rome is known for wooded limestone mountains, river gorges and fortified hill villages.