Rustico/casale in Via Rocca d'Elci
Ciciliano (Rm) - A 10 minuti dal casello autostradale A24, uscita Castel Madama, proponiamo in vendita un rustico in legno di 25 mq, con angolo cottura, bagno e portico. Giardino di 150 mq. Buono stato. Adiacente Strada Provinciale st. Empolitana, a 200 mt dal ristorante "In bocca al lupo". Luce allacciata Fossa…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Heating
See what needs doing and what each job costs
At €39,000, the effective cost is about €1,500/m² assuming its stated good condition, versus roughly €583/m² for comparable local stock. The listing describes 25 m² while the headline facts say 30 m², and it does not clearly confirm residential legal status or year-round habitability.
More on the house and the area
A charming, finished wooden cottage with a beautiful covered portico, mature greenery, mountain glimpses, and a private 150 sqm garden. The interior is bright and genuinely usable, with a fitted kitchenette, tiled bathroom, heating-style woodwork, and intact floors, though the tiny one-room layout makes it better suited to a couple or retreat than full-time family living.
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€2,000 – €4,000
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.
- Very compact 30 sqm one-room layout with no separate bedroom.
- Water is supplied by a 3,000-liter tank; direct connection is only a possibility.
- Septic tank and the partially unfinished garden/utility area need practical checks.
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 66/100The cluster is in the Monti Prenestini, with the Simbruini mountains close to the east. The upper Aniene valley is nearby, and the Monti Simbruini Regional Natural Park begins a short distance away around Subiaco and the higher inland ridges. The nearest ski area is Campo Staffi above Filettino, roughly an hour to an hour and a half by road depending on the exact starting point and winter conditions. Tivoli is the nearest larger town in daily use, with rail links, services, and the UNESCO sites of Villa d’Este and Hadrian’s Villa farther west of the immediate area. The area around Gerano is known for limestone hills, oak and chestnut woodland, and hill villages on the eastern side of the Roman hinterland.