Trilocale in Oriolo Romano
APPARTAMENTO CON TERRAZZO, DUE CAMERE VICINO AI PRINCIPALI SERVIZI. Nel centro di Oriolo Romano, in una posizione comoda per raggiungere a piedi i principali servizi del paese e la stazione ferroviaria, proponiamo in vendita un appartamento al primo piano con due camere da letto e terrazzo vivibile, una soluzione da…
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 €80,000 (€1,143/m²), the asking price is well above the local comparison level of about €649/m²; including modest habitable-home costs brings the effective figure to roughly €1,343/m². The apartment is described as habitable with autonomous heating and a terrace, but its inland location and lack of standout value do not justify the premium.
More on the house and the area
A genuinely livable, characterful home with warm wood ceilings, exposed beams, a substantial fireplace, functioning kitchen and bathroom, and a generous plant-filled terrace. It lacks a dramatic view or standout location, but the combination of historic atmosphere, usable condition, and outdoor space makes it a strong dream-home candidate.
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€5,000 – €8,000
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 home is on a normal residential street rather than in a spectacular landscape setting.
- The large terrace is a major asset but appears exposed rather than a private garden.
- Energy performance and any renovation history are not provided.
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 72/100The area sits in the Sabatini hills, with volcanic relief and mixed woodland around Monte Raschio and Monte Termine. Lake Bracciano lies about 10 km to the southeast. Much of the surrounding countryside falls within the Bracciano-Martignano Regional Natural Park. Rome is the nearest major city; Bracciano is the nearest town of size and has services, a railway station and the lakeside historic centre with the Odescalchi castle. The area is known for chestnut woods, volcanic lakes and the historic Farnese landscape around Oriolo Romano.