Casa indipendente in Contrada San Nicola
IMMOBILE SU DUE LIVELLI CON GIARDINO PAVIMENTATO E TERRAZZO Nella Contrada San Nicola, a Subiaco, meraviglioso borgo medievale con le sue abbazie storiche e col noto e caratteristico Ponte di San Francesco che attraversa il fiume Aniene, ormai gettonata meta turistica, abbiamo il piacere di proporre in vendita un ampio…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €95,000 plus an estimated €200/m² for unspecified works, the effective cost is about €833/m², well above the €510/m² local comparison level. The house appears broadly livable, with two bathrooms, parking, terrace and garden in a tourist medieval town, but the listing does not state its condition and energy class G may imply future upgrades.
More on the house and the area
This is a genuine, spacious two-level home with three bedrooms, two bathrooms, a functioning fireplace, kitchen, terrace, parking, and usable living spaces. The panoramic mountain view and mature greenery give it strong dream-home appeal, although the dated finishes and heavily paved exterior keep it below the top tier.
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€10,000 – €17,000
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 interiors are fully usable but dated, with cosmetic updating likely needed.
- Energy class G suggests potentially high running costs.
- The outdoor area is mostly paved rather than a substantial private garden.
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 78/100The Simbruini Mountains rise immediately around Subiaco, with deeply cut limestone valleys and forested slopes. The Aniene river runs through the town and the upper Aniene valley is the main landscape feature within the area. Much of the surroundings falls in the Parco Naturale Regionale dei Monti Simbruini. The nearest ski area is at Campo Staffi above Filettino, roughly an hour’s drive depending on road conditions. The nearest larger town is Tivoli, while Subiaco itself has a substantial historic center and the Benedictine monasteries of Santa Scolastica and San Benedetto are the best-known monuments in the valley. The area is known for mountain walking, woodland, and the monastic sites linked to Saint Benedict.