Appartamento in Leonessa
L'appartamento di trova nel cuore del centro storico di Leonessa. Una finestra si affaccia proprio sulla piazza. Le altre su un cortile interno. L'immobile è composto da soggiorno, cucina, camera da letto e bagno. Soggiorno e cucina sono divise da un tramezzo per cui si può creare un ambiente unico. Il soffitto in…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The €30,600 asking price is only €450/m², but the apartment needs renovation throughout; allowing about €900/m² puts the effective cost near €1,350/m², well above the €637/m² local comparison level. Its historic-center location and square-facing window add appeal, but the listing has no photos and the renovation scope is substantial.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€14,000 – €24,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
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 sits in the central Apennines within the Monti Reatini mountain group, so the immediate surroundings are mountainous terrain with valleys, forested slopes and areas of mountain pasture. No major lake lies within about 15 km; the area is drained by small streams feeding the local Apennine valleys. The nearest ski lifts are at Monte Terminillo, roughly 40–60 minutes by car to the west (not within the 15 km radius). The Parco Nazionale del Gran Sasso e Monti della Laga lies to the east and is reachable as a day trip but is outside the 15 km radius. The nearest town of size is Rieti (the provincial capital), reachable by road and providing administrative services, larger shops and a hospital. Local land use is predominantly woodland, small-scale agriculture and mountain pasture, with scattered small villages and hamlets in the surrounding valleys.