Bilocale in Strada dei Ruderi Romani 231
appartamento bilocale posto al piano primo con ingresso indipendente di circa mq 26 composto da: camera matrimoniale e cucina e bagno posto al piano primo nella vendita è compreso una piccola corte indivisa al piano terra di circa 25 mq. L'impianto di riscaldamento è con una stufa a pellet. da ristrutturare, libero.
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 €37,000 for 28 m², the asking price is €1,321/m², already about double the local €660/m² benchmark. Since it needs renovation, estimated all-in cost rises to roughly €2,021/m²; the independent entrance and small shared courtyard add limited value.
More on the house and the area
This is a very small but apparently usable one-bedroom home with a fitted kitchen, bathroom, tiled floors, and independent access. Its strongest appeal is the green hillside setting, views, and small outdoor area, but the worn exterior and stated need for renovation keep it firmly in the charming-project category rather than a dream-home score.
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€6,000 – €10,000
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 exterior is visibly weathered and needs renovation, including plaster and likely other building systems.
- At only about 28 sqm, the apartment is very small and has limited living space.
- The 25 sqm ground-level courtyard is shared/undivided rather than fully private.
- Heating relies on a pellet stove; utility and legal details should be verified.
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 cluster is in the Tivoli area at the foot of the Lucretili and Simbruini side of the Apennine system, where the Roman plain breaks into limestone hills and gorges. The Aniene river runs through Tivoli and cuts the well-known ravine below the town. Tivoli contains the UNESCO sites of Villa Adriana and Villa d’Este, and the historic town stands on the edge of the Aniene valley. The Monti Lucretili Regional Park begins nearby to the north-west, and the Monti Simbruini Regional Park is within the surrounding upland area to the east. Tivoli is known for its historic villas, the waterfalls created around the Aniene, and for travertine from the wider Tivoli-Guidonia area. Rome is the nearest major city, with the full range of services and transport, but it does not count toward the landscape score.