Villa in Via Valle 9
A pochi passi dalla chiesa parrocchiale, nel cuore del centro storico, si propone in vendita un immobile in pietra da ristrutturare. La casa fa parte di un antico isolato e conserva tutto il fascino delle abitazioni tradizionali, pur avendo beneficiato di una ristrutturazione interna completa nel 2010. Caratteristiche…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Connections
- Kitchen
- Windows
See what needs doing and what each job costs
At €50,000 (€714/m²), the asking price is already above the local €533/m² benchmark, and about €45,500 of work for the damaged façade, replacement windows and unclear overall condition would bring the effective cost near €1,364/m². The historic-center setting and private garden add appeal, but the listing conflicts between a complete 2010 renovation and describing the property as needing renovation, while legal residential status is not clearly stated.
More on the house and the area
A characterful stone house in the historic center, with beautiful cobbled surroundings, mountain-and-valley views, a private garden, vegetable plot, and an additional storage building. The interior has proper floors, a new unused bathroom, and renovated systems, so it appears substantially more usable than a typical ruin, though facade work, windows, utility reconnection, and finishing are still needed.
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, €650/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 home is described as needing renovation, especially the damaged facade and replacement exterior windows.
- Utilities are currently disconnected because it was used only as storage; reconnection and certification should be verified.
- The rooftop/attic expansion is only a potential option subject to technical and planning approval.
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 78/100The cluster is by Lago di Posta Fibreno and the Fibreno river springs. It sits on the edge of the Monti della Meta and Parco Nazionale d'Abruzzo, Lazio e Molise begins a short distance to the east around Forca d'Acero and the upper Comino valley. Sora is the nearest town of size, with rail links, services and a substantial historic centre on the Liri. The area is known for the clear spring-fed lake, wetland habitat and olive and hill-country landscapes of the Valle di Comino.