Casa indipendente in Via della Madonna s.n.c, Ovindoli,
Ovindoli, frazione di San Potito, immobile cielo terra di complessivi 90 mq, disposto su tre livelli e composto al piano terra da ingresso, cucina, sala, bagno, piano primo composto da due ampie camere da letto, piano secondo con due camere da letto, riscaldamento autonomo, tetto in legno, posizione panoramica,…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Habitable villa in Ovindoli (ski town, Abruzzo) at 455 eur/m2 vs baseline median 338, so ~35% above median but still low absolute price. Cielo-terra, autonomous heating, all utilities connected, panoramic position, no condo fees — solid for a vacation home/B&B. Note contradiction: facts state 110 sqm but description says 90 sqm total, which materially affects the eur/m2 calc (real figure closer to 555/m2). 1880 build likely needs cosmetic-to-moderate work despite 'habitable' label. Fair rather than a bargain given the above-baseline pricing and size discrepancy.
More on the house and the area
A stone terraced village house (1880) on three levels in a mountain hamlet near Ovindoli, Abruzzo. Exterior shows authentic old-town stone character and hillside views, but interiors are tired and basic (bare floors, old furniture, worn stairs). The low price (~455 EUR/m2) reflects rural location and dated condition rather than any standout feature. Panoramic mountain setting is pleasant but not exceptional. No stunning interiors or dramatic views to stop a scroll.
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.
Our read of the photos, €400/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€13,000 – €21,000
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 is dated and needs updating despite 'habitable' status
- Only 1 bathroom for a 5-room, multi-level house
- Located in mountain hamlet (frazione San Potito), remote
- Discrepancy between listed 110 sqm and description's 90 sqm
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 82/100The cluster sits on the Altopiano delle Rocche under the Sirente-Velino group of the central Apennines. The Sirente Velino Regional Park is within the immediate area. Ovindoli is a ski resort, with lifts on Monte Magnola starting close to the village. Celano is the nearest larger town, with services and the Piccolomini Castle. The wider area is known for mountain pasture, winter sports and summer walking on the plateau and in the Sirente-Velino massif.