Edificio in Via della Cinciarella 30
ARDEA - TOR SAN LORENZO MARE - VIA DELLA CINCIARELLA: in contesto residenziale vissuto durante tutto l'anno, a soli 450 metri dal mare, proponiamo la vendita di un delizioso appartamento in villa al piano terra rialzato, con ampia veranda, un piccolo giardino pavimentato e una cantina al piano seminterrato. L'immobile…
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 €99,000 for 63 m² (€1,571/m²), this is far above the local €452/m² benchmark, even allowing for the stated good condition. Being 450 metres from the sea with a garden, parking and terrace adds appeal, but not enough to justify the premium; the structured listing details also conflict with the description of a two-bedroom apartment.
More on the house and the area
A practical, sunny seaside apartment with a small planted courtyard, broad veranda, working kitchen, and clearly usable living spaces. It looks well maintained and immediately habitable, but the dated decor, modest scale, and ordinary residential surroundings limit the dream-home impact.
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€4,000 – €7,000
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.
- Interiors and exterior finishes are dated and would benefit from cosmetic modernization.
- The property appears to be in a built-up residential setting rather than a scenic or historic Italian location.
- The listing says furniture is not included in the sale.
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 55/100The Tyrrhenian coast is within the area, with a long low sandy shoreline at Tor San Lorenzo and Marina di Ardea. This stretch sits on the flat Agro Romano and reclaimed coastal plain south of Rome, with dunes, pine woods and farmland in the immediate hinterland. The mouth of the Fosso della Moletta is on this coast, and the river valleys and drainage channels shape the local plain more than any relief. Rome is the nearest large city and its services are part of daily life. Ardea is an ancient Latin site known for its historic old centre on a tufa rise and archaeological remains, but the wider surroundings are mainly suburban coastal development and ordinary plain landscape.