Trilocale in Strada Ortana
Appartamento su due livelli a Bagnaia - Strada Ortana A Bagnaia, in Strada Ortana, proponiamo in vendita un appartamento disposto su due livelli, composto da soggiorno, due camere da letto e bagno. La proprietà dispone inoltre di un box auto scoperto con forno, ideale per trascorrere piacevoli momenti in compagnia.…
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 (€1,267/m²), this apartment is priced at roughly twice the €636/m² local benchmark; allowing €300/m² for likely upgrades brings the effective cost to about €1,567/m². The listing does not state the condition or renovation history, and energy class G suggests additional improvement costs.
More on the house and the area
This is a genuinely beautiful, highly usable home: polished interiors, warm wood-beamed ceilings, a skylight, quality finishes and a charming stone exterior. Rural greenery, olive groves and village views add atmosphere, while the nearby woodland is a meaningful lifestyle bonus. It looks move-in ready rather than like a renovation project, although the energy rating and multi-level layout are practical drawbacks.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€8,000 – €12,000
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.
- Energy class G suggests potentially high running costs and older systems.
- The home is arranged over two levels with several internal staircases.
- The separate 1,500 sqm woodland and the open garage/oven arrangement should be verified for access, title and usability.
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 55/100The cluster is in the built-up area of Viterbo, so the resident setting is the city and its immediate outskirts rather than open countryside. The Cimini Mountains rise southeast of the city. Lake Vico lies in the Cimini range within about 15 km, inside the Riserva Naturale Lago di Vico. Viterbo itself is the nearest town of size and has a large medieval center, the Palazzo dei Papi and major thermal baths. The area is known for volcanic landscapes of northern Lazio, hazelnut cultivation around the Cimini, and historic thermal waters.