Casa indipendente in Località barano s.n.c, Bolsena,
Casa indipendente in Località barano s.n.c, Bolsena,. Habitable.
What it really costs
Can you move in?
Not before the basics are done
In the listingHabitableThe photographs say otherwise, and we go by the photographs.
Must be done first
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €75,000 (€1,630/m²), the estimated effective cost is about €1,830/m² after a modest habitable-home allowance, versus €529/m² for comparable Lazio stock. The listing offers little detail beyond “habitable”; despite 19 photos and Bolsena’s attractive setting, the price premium is very large.
More on the house and the area
The small white house has a pleasant, finished exterior and sits in a beautiful, productive orchard with olive and fruit trees. However, the interior appears clearly unfinished and lacks visible floors, kitchen, or bathroom, making this more of a rural renovation project than a ready-to-live-in home.
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€3,000 – €5,000
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.
- Interior photos show an unfinished shell with bare block walls and concrete floors, despite the listing saying habitable.
- No finished kitchen or bathroom is visible, so substantial completion work may be required before move-in.
- Utilities, access, permits, and the exact extent of the surrounding land are not demonstrated.
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 74/100Lake Bolsena, a volcanic crater lake of the Vulsini volcanic complex, lies immediately next to Bolsena and contains the islands Bisentina and Martana. The lakeshore close to the cluster includes small lakeside towns such as Capodimonte and Marta and Bolsena itself has a medieval centre, the Rocca Monaldeschi castle and the basilica of Santa Cristina (site of the 13th‑century Eucharistic miracle and a focus for pilgrimages). The surrounding ground is volcanic tuff and the Vulsini hills, with Etruscan archaeological sites and necropolises in the area around the lake. Montefiascone (about 10 km south) is the nearest larger town, with market‑town services and the local 'Est! Est!! Est!!' wine association. Viterbo, the provincial capital, lies to the northwest and provides broader services and railway connections. There are no alpine ski lifts within the immediate area; ski resorts in the Apennines are beyond the 15 km radius and require a longer drive. The lake is used locally for boating and fishing and supports seasonal tourism.