Edificio in Via delle Grotte
Alatri, nel cuore del centro storico più precisamente in Via delle Grotte proponiamo in vendita una palazzina con ingresso indipendente di circa 150 mq disposta su 3 livelli e composta da: ingresso e ripostiglio nel piano terra, cucina abitabile con camino, ampio soggiorno esposto a Sud, un bagno, un balcone che…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €80,000 (€533/m²), the stated renovation need adds an estimated €105,000, bringing the effective cost to about €1,233/m² versus roughly €433/m² for comparable homes in the area. Its historic-center location, independent entrance, balcony and terrace add appeal, but the renovation burden is too high at this price.
More on the house and the area
A large historic-center palazzo with original terrazzo floors, a fireplace, elegant old details, and a genuinely beautiful valley-and-hills view from the balcony and roof terrace. It is a real, roofed, usable house with kitchen, bathrooms, bedrooms, and heating, but the dated interiors and explicit “da ristrutturare” status mean meaningful renovation is needed.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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.
- Substantial renovation is explicitly required, with dated finishes and likely systems needing review.
- The roof terrace and external metal stairs appear weathered and should be checked for waterproofing and safety.
- No confirmed energy class, utilities, or structural condition is provided.
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 72/100The cluster sits in the Ernici foothills, with the Monti Ernici close by to the east and south. The Sacco valley lies below this hill area, and much of the immediate landscape is a mix of wooded slopes, olive groves and hill villages. Fumone itself is known for its hilltop historic centre and castle, and nearby Alatri has substantial cyclopean walls and a larger range of services. This part of inland Ciociaria is known for fortified hill towns and rural upland scenery.