Immobile Nepi
Immobile sito nel comune di Nepi (VT) Via Garibaldi n. 33, piano terra costituito da pranzo-soggiorno, disimpegno, una camera da letto e bagno. La superficie complessiva dell’appartamento è di circa mq 39,00 DATA ASTA 16/12/2026 IL GRUPPO FISM, settore Aste Giudiziarie, offre: CONSULENZA LEGALE COMPLETAMENTE…
What it really costs
Can you move in?
Move in as it is
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
Although the €17,475 asking price (€448/m²) is below the local €649/m² reference, this property is explicitly being sold through a judicial auction dated 16/12/2026. Auction purchases carry legal, occupancy and delivery risks, so it is not scored as a normal home purchase.
More on the house and the area
A highly atmospheric little home in a historic Italian street, with a charming planted courtyard, cobbled entrance, exposed timber beams, brickwork and traditional terracotta floors. The interior appears roofed, finished and habitable rather than a ruin, although it is dated, compact and likely needs maintenance. At €17,475, the historic character and unusually low price create a strong dream-home effect.
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€3,000 – €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.
- This is an auction property, so purchase timing, access and legal/urban-planning checks are important.
- At only 39 sqm, it is a very compact home with limited storage and living space.
- The exterior shows damp/moss and aging masonry; the bathroom is described but not clearly shown in the photos.
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 tuff countryside of the Agro Falisco, with ravines cut by the Rio Maggiore and other streams around Castel Sant’Elia and Nepi. Monte Soratte is the main isolated relief in the wider landscape, visible a short distance to the south-east. The Parco Regionale Valle del Treja lies nearby, centred on a wooded ravine with waterfalls at Monte Gelato and the small historic centres of Calcata and Mazzano Romano. Nepi is the nearest town of some size in the immediate area, with a fortified historic centre on a tuff spur. Civita Castellana is the main larger town nearby, with services, a cathedral and the Fort Sangallo. The area is known for Faliscan archaeology, tuff gorges and hazelnut cultivation.