Terratetto unifamiliare in Capena
Terratetto unifamiliare in Capena. Needs renovation, autonomo heating, caminetto, terrazzo, cantina.
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingNeeds renovationSee what needs doing and what each job costs
At €774/m², estimated renovation adds about €700/m², bringing the effective cost to roughly €1,474/m² versus the local €583/m² benchmark. The listing mentions useful features such as a terrace, cellar and fireplace, but no strong location premium or renovation details justify the large gap.
More on the house and the area
A photogenic townhouse in a historic village setting, with a characterful exterior, arched doorway, terrace, fireplace, and an atmospheric vaulted cellar. It is a real, roofed and usable home with two bathrooms and existing heating, but the interiors are dated and would need renovation rather than simple decoration.
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€23,000 – €41,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
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Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Needs meaningful cosmetic renovation, especially the dated kitchen, bathrooms, finishes, and some walls showing damp or wear.
- The property is spread over multiple levels with several staircases, which may affect accessibility.
- No standout landscape view or private garden is evident from the photos.
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 61/100The cluster lies in the lower Sabina hills on the north side of Rome, with low tufa and volcanic relief rather than high mountains. The Tiber valley is nearby, and the Farfa river valley lies to the northeast within this part of inland Lazio. Monte Soratte stands nearby as an isolated limestone ridge and is the main named landform in the area. The Tevere-Farfa nature reserve is within reach of this stretch of countryside around Nazzano and the lower Farfa. The nearest substantial urban centre is Rome to the south, while nearby service towns include Monterotondo and Fiano Romano with shops, rail or motorway access and daily services. This part of northern Roman countryside is known for olive groves, mixed farmland and scattered historic hill settlements.