Trilocale in Via della Stazione 52
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
Condition not stated in the listingSee what needs doing and what each job costs
The €80,000 asking price is already €1,143/m², far above the local €649/m² benchmark, and the apartment needs renovation. Including an estimated €49,000 renovation budget brings the effective cost to about €1,843/m²; the central location, terrace and walkable services add some value, but not enough to justify the premium.
More on the house and the area
This is a real, usable two-bedroom home with a genuinely impressive private terrace, warm wood ceilings, hardwood floors, and a substantial fireplace. It is more characterful and livable than a typical cheap Italian renovation project, but the interiors are dated and the urban setting lacks a memorable view.
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, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€14,000 – €25,000
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 listing explicitly calls for renovation and personalization, despite the home appearing usable now.
- Energy class G may mean higher running costs and possible upgrade work.
- The large terrace is a major asset, but the outlook is mainly neighboring buildings rather than a scenic landscape.
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.