Immobile Rocca Sinibalda
IMMOBILE ROCCA SINIBALDA. Habitable, autonomo heating, impianto di allarme, videocitofono, fibra ottica, porta blindata, cucina.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €19,743, this habitable 60 m² apartment has an estimated all-in cost of about €529/m², below the €637/m² local benchmark. It offers autonomous heating, security systems, fiber and a fitted kitchen; the inland location keeps the score from being higher.
More on the house and the area
This is a genuinely usable, habitable home with a private garden and an exceptional mountain-lake panorama—an unusually strong combination at this price. The interiors are modest and dated rather than beautiful, but they appear functional, with bedrooms, bathroom, kitchen, and heating already in place.
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€4,000 – €7,000
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 house and garden look dated and would benefit from cosmetic refreshment.
- The listing appears to be an auction minimum offer, so legal, occupancy, and purchase-process checks are important.
- The spectacular lake view is shown from the property surroundings, but not clearly from every main room.
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 settlement lies in the hilly Sabina area on the lower slopes of the Monti Sabini / Apennine foothills. Rocca Sinibalda town contains a medieval fortress (Castello di Rocca Sinibalda). The local landscape within about 15 km is a mix of woodland, olive groves and small agricultural valleys. Small river valleys and local reservoirs are present in the wider area. Nearest town of size and administrative centre is Rieti (the provincial capital), which provides hospital services, administrative offices and rail connections. The immediate area has no UNESCO or national-park designation. The area forms part of the Sabina, a zone traditionally known for olive oil production and numerous small medieval hilltowns.