Casa indipendente
VALLEROTONDA FR Proponiamo in vendita esclusiva, casa con ingresso indipendente in piazza duomo, centro storico a Vallerotonda, ampia metratura di 200 mq totali, con 190 mq calpestabili, distribuiti su più livelli. Il fabbricato è cosi' composto: dal pianoterra, piano primo, piano secondo e terrazzo al piano terzo. Ci…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €400/m², the asking price is below the local €510/m² benchmark, but the stated renovation requirement adds roughly €700/m², bringing the effective cost to about €1,100/m². The historic-center location and 17 photos help, but this is a substantial multi-level project rather than a bargain.
More on the house and the area
This is a highly atmospheric historic-center house with a characterful façade, arched entrance, charming piazza setting, and impressive mountain and village views from the upper levels. However, the interiors are empty and visibly neglected, with peeling paint, moisture damage, and no convincing evidence of immediate livability, so it is a substantial renovation project rather than a ready dream home.
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€40,000 – €70,000
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.
- Substantial renovation is clearly required, including peeling plaster, damp/mold staining, and deteriorated ceilings.
- Kitchen and bathroom condition or usability are not demonstrated in the gallery.
- The large multi-level layout may require major electrical, plumbing, heating, and energy upgrades.
- Terrace and balcony elements show visible weathering and should be structurally checked.
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 68/100Upper Comino Valley setting in the Central Apennines: the immediate landscape is steep, forested ridges of the Monti della Meta / Mainarde sector with narrow valleys. Slopes are covered by beech and mixed mountain woodland, pasture and small-scale agricultural plots. Parts of the Parco Nazionale d'Abruzzo, Lazio e Molise lie in this sector of the Apennines and are within roughly 15 km of the cluster. No large lakes or coastal features are inside the local radius; the area is drained by small mountain streams and springs. There are no major ski lifts within 15 km; the nearest large ski resorts are in Abruzzo at significantly longer drive times. Nearest local towns within the radius include Atina and San Donato Val di Comino, small service towns with basic shops, municipal services and local markets; larger provincial centres (Frosinone, Cassino) are farther away. The local economy is a mix of forestry, small-scale farming and low-density nature-related tourism (hiking, mountain activities tied to the Apennine parkland).