Rustico in Ariccia
Nel centro di Ariccia, locale cantina al piano terra con ingresso indipendente. No condominio.
What it really costs
Can you move in?
A project, not a home yet
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
- Registered as agricultural or storage, not as a dwelling
Must be done first
- Damp
- Wiring
- Plumbing
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €9,500 (€475/m²), the price is low versus comparable Lazio stock, but the listing explicitly describes a ground-floor cellar, not a legally habitable home. Treat it as storage unless independent checks confirm residential use and permitted conversion.
More on the house and the area
The property has some authentic village character, with cobbled streets and old masonry in central Ariccia. However, the actual unit is a bare cellar with unfinished floors and walls, no bathroom, and no living facilities, so it is a renovation project rather than a usable cheap Italian home.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€8,000 – €12,000
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 a 20 sqm cellar/storage room, not a functioning home.
- No bathroom, kitchen, bedroom, or finished living space is shown.
- The interior is raw, dark, damp-looking, and would require substantial conversion work; verify whether residential use is legally permitted.
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 82/100The cluster is in the Alban Hills, the volcanic Castelli Romani south of Rome. Lake Albano and Lake Nemi are within the area, both occupying volcanic craters. Much of the surrounding landscape falls inside the Parco regionale dei Castelli Romani. Monte Cavo rises above the ridge nearby. Ariccia is one of the historic Castelli Romani centres, and Castel Gandolfo on Lake Albano has the Papal Palace complex and is listed among I Borghi più belli d'Italia. The area is known for volcanic lakes, chestnut woods, wine and the Castelli Romani hill towns.