Contigliano Borgo | Ampia Metratura con Magazzino
Contigliano Borgo | Ampia Metratura con Magazzino. Needs renovation, garage, caminetto, esposizione esterna.
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationMust be done first
- Damp
See what needs doing and what each job costs
The €14,000 asking price is very low, but substantial renovation at roughly €700/m² brings the estimated all-in cost to about €785/m², above the local €577/m² reference. The 164 m² size, garage and fireplace are positives, though the listing does not state the building year or energy class.
More on the house and the area
This is a genuinely atmospheric historic townhouse in a striking stone-and-cobbled village setting, with exposed masonry, timber ceilings, fireplaces, and a beautifully finished kitchen/dining area. However, the gallery also shows substantial unfinished or deteriorated rooms, so it is a large renovation project rather than a fully livable dream home today. At €14,000, the size and character create exceptional bargain appeal if the renovation costs are manageable.
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€32,000 – €58,000
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.
Show more
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.
- The property is a mixed-condition renovation: some interiors are beautifully restored, while others show damp, worn finishes and outdated infrastructure.
- Only one bathroom is listed for 164 sqm, and the photos do not confirm the condition of utilities, heating, or the roof.
- The home is in a steep, pedestrian-style historic borgo with steps and narrow cobbled access; there is no private garden or clear panoramic view.
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 68/100The cluster is in the Sabine Apennine foothills above the Rieti plain. The Velino River and the Piana Reatina are the main landscape feature nearby, and the area is tied to the former Lacus Velinus marsh basin. The Monti Sabini rise close by, and Monte Terminillo is the main mountain massif visible from this part of the province. The Santuario di Greccio, linked to Saint Francis and the first nativity scene tradition, is in the immediate area. Rieti is the nearest town of size, with a walled historic centre, cathedral and everyday services. The area is known for olive growing in the Sabina and for Franciscan sites.