Appartamento in Via Roccalvecce 52
Il Buen Retiro. Casa comoda e ristrutturata a Roccalvecce ROCCALVECCE – Nel piccolo suggestivo borgo di Roccalvecce, frazione del comune di Viterbo, appena sotto all’imponente Palazzo Costaguti, grande casa di circa 140 mq con ingresso indipendente, in ottime condizioni, pronta all’uso. Corredata da due balconi, e…
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
At €79,000 (€560/m²), this 141 m² independent apartment is priced about 15% below the local €660/m² benchmark, and the listing describes it as ready to use after a renovation around 20 years ago. The remote hamlet has no shops or bar, which limits convenience despite the strong character, terrace and panoramic setting.
More on the house and the area
This is a genuinely livable, beautifully furnished borgo home with warm terracotta floors, exposed wooden ceilings, fireplaces, balconies, and a striking panoramic outlook over rooftops, hills, valleys, and distant mountains. At 141 sqm with four bedrooms, three bathrooms, a working kitchen, heating, and excellent stated condition, it feels like a real full-time home rather than a renovation project. The €79,000 price makes the combination of character, space, and setting especially compelling.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €100/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 village has almost no daily amenities, with shopping and services requiring a drive.
- The home is on multiple levels with steep historic-borgo access and substantial stairs.
- The renovation is around 20 years old and the property has energy class F.
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 55/100The cluster is in the built-up area of Viterbo, so the immediate setting is an urban edge rather than open countryside. The Cimini Mountains rise south-east of the city. Lake Bolsena lies within about 15 km to the north-west from the outskirts, and the Lago di Vico volcanic basin is just beyond that range to the south-east. The area is part of the volcanic Tuscia landscape, with tuff plateaus, ravines and cultivated hills. Viterbo itself is the nearest town of size and has a large medieval centre, the Papal Palace and major services. The area is known for thermal waters and for the historic landscape of Tuscia.