Appartamento in Via Giovanni XXIII 15
Olevano Romano: in via Giovanni XXIII, a pochi passi dalle scuole e dai principali servizi, si propone in vendita appartamento di ampia metratura all'interno di una palazzina con tetto da poco ristrutturato. L'immobile è caratterizzato da ambienti spaziosi, eccellente distribuzione dei locali e da una straordinaria…
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 €782/m², this is already about 23% above the local €636/m² benchmark; allowing roughly €200/m² for a habitable home puts the effective cost near €982/m². The spacious layout, two bathrooms, parking and services are positives, but the listing contains a questionable statement that roof works were completed in September 2026, while the condition is not clearly documented.
More on the house and the area
This is a genuinely livable, spacious four-bedroom apartment with two bathrooms, a functioning fireplace, fitted kitchen, terraces, parking, and bright finished interiors. Its strongest dream factor is the wide mountain-and-valley panorama, visible from the generous outdoor spaces. The decor is old-fashioned rather than stylish, but the home appears move-in ready rather than a renovation project.
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€7,000 – €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.
- The interiors are very well maintained but strongly traditional and dated in style.
- The property is an apartment rather than a detached house, and the panoramic outlook is from balconies/terraces rather than private land.
- The listing’s roof-renovation date should be verified, as the stated September 2026 completion date appears inconsistent.
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 cluster is in the Simbruini foothills, with the Monti Simbruini rising to the east within the local horizon. The Aniene valley is nearby and the upper valley leads into the Parco Naturale Regionale dei Monti Simbruini. The nearest ski lifts are the small stations of Campo Staffi and Monte Livata, roughly about an hour’s drive depending on road conditions. Subiaco is the nearest larger hill town in the area, with the monastery complex of Santa Scolastica and the Sacro Speco in the upper Aniene valley. Olevano Romano and this part of eastern Lazio are known for olive groves, hillside vineyards and the Cesanese wine area.