Appartamento nel borgo
APPARTAMENTO NEL BORGO. esposizione esterna.
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingSee what needs doing and what each job costs
At €778/m², the asking price is already about 18% above the local €661/m² benchmark, before any works. The listing does not say whether the 36 m² apartment is habitable or needs renovation, and its very brief description leaves substantial condition risk.
More on the house and the area
A genuinely livable little home in a highly atmospheric historic Lazio borgo, with a fitted kitchen, working bedroom spaces, exposed timber ceilings, stone surrounds, and traditional wooden details. The surrounding cobbled lanes and old masonry provide strong character, though the apartment is small and more charming than polished, with visible wear and no outdoor space or notable view.
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€7,000 – €12,000
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.
- Very compact at 36 sqm, with one bedroom.
- Interiors are usable but dated, with peeling paint and some cosmetic refresh needed.
- Located on narrow pedestrian cobbled lanes, with no private garden or terrace shown.
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 71/100The area sits in the volcanic tuff countryside of southern Tuscia, with low wooded hills, ravines and farmed plateaus. The Biedano river valley and the ravines around Barbarano Romano are part of the Marturanum Regional Park, with Etruscan necropolises cut into the tuff. Lake Bracciano lies to the southeast beyond the 15 km radius, so it does not define the immediate setting. The nearest larger town is Viterbo, which has a substantial medieval centre and services. The area is known for Etruscan archaeology, tuff gorges and olive-growing countryside.