Casa indipendente 4 locali, 77 m² in Via Vallinovi 9, Larian
Casa indipendente 4 locali, 77 m² in Via Vallinovi 9, Larian. autonomo heating, cancello elettrico, porta blindata, esposizione esterna, cucina, arredato.
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 €1,039/m², the asking price is about 96% above the Lazio villa benchmark of €531/m²; allowing roughly €200/m² for the unspecified condition puts the effective cost near €1,239/m². Heating, furnishings and security features are positives, but the listing does not say the condition, bathroom count, construction year or energy performance.
More on the house and the area
A genuine, usable 77 m² detached home with warm yellow façades, generous covered outdoor space, mature greenery, exposed wooden ceilings, a fireplace, fitted kitchen, and two bedrooms. It has real character and privacy, but the presentation is cluttered and dated, with no dramatic view or standout architectural feature.
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 – €9,000
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 interiors are usable but dated, cluttered, and would benefit from cosmetic refreshing.
- The wooded setting is attractive but the access road appears narrow and semi-rural.
- Heating uses LPG, and the auction/legal status should be carefully 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 on the Alban Hills, with the wooded slopes of the Colli Albani immediately around it. Lake Nemi and Lake Albano are within this area, both volcanic crater lakes in the same hill group. Much of the surrounding landscape falls inside the Parco Regionale dei Castelli Romani. Rocca di Papa, Genzano di Roma, Nemi and Albano Laziale are the nearest larger historic centres, with old town fabric, services and the usual Castelli Romani food-and-wine economy. Nemi is listed among I Borghi più belli d'Italia. The area is known for chestnut woods, volcanic terrain and the Castelli Romani hill towns.