Subiaco
Subiaco. Habitable, autonomo heating.
What it really costs
Can you move in?
Move in as it is
In the listingHabitableSee what needs doing and what each job costs
At €32,100 (€465/m²), the apartment looks cheap initially, but estimated habitable-property costs of about €13,800 bring the effective price to roughly €45,900 (€665/m²), essentially matching comparable Lazio listings at €661/m². The description is very sparse and does not state the layout, bathrooms, energy rating, or building year.
More on the house and the area
This is a low-priced, recently finished-looking 69 sqm apartment, with a clean tiled bathroom and bright empty rooms. It offers little visible Italian character, outdoor space, or view, and the conflicting photos substantially weaken confidence in the presentation.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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 gallery appears inconsistent: the exterior looks distinctly non-Italian and one bathroom image may be a stock or unrelated photo.
- Interiors are empty and generic, with no visible kitchen, bedroom, balcony, garden, or view.
- Although listed as habitable with autonomous heating, the actual fixtures, utilities, and finishes should be verified in person.
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 70/100The cluster sits in the Aniene valley on the Aniene river. It lies at the foot of the Monti Simbruini, part of the central Apennines. The Parco Regionale dei Monti Simbruini lies within the local area and protects beech and chestnut forests and karst terrain on the surrounding ridges. Subiaco itself contains medieval monastic sites (Sacro Speco, the monasteries of San Benedetto and Santa Scolastica) associated with St Benedict. The surrounding landscape is a mix of river gorges, forested Apennine slopes and small agricultural terraces. Rome is the nearest large city (roughly 60–70 km to the west) and is the regional centre for higher-order services and airports.