Casa indipendente in Località volciano s.n.c, Leonessa,
Aegis Real Estate propone in vendita un palazzina cielo/terra nell'antico borgo di Volciano, a 1000 metri di altezza sul livello del mare a meno di due ore di macchina da Roma. La palazzina si trova in un contesto turistico-residenziale in forte espansione immobiliare grazie agli incentivi adottati dal governo per il…
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 3-story villa (110sqm) at 482 EUR/m2 vs regional median 583 EUR/m2 on a solid baseline, so priced ~17% below median. Recently restored roof, terracotta floors, thermo-fireplace heating, and 37 photos support the habitable claim. Fresh listing (6 days). Location 1000m altitude near Leonessa/Terminillo has genuine tourism/B&B potential. Missing energy class and sea distance is expected for an inland mountain property. The 2016 earthquake-zone context and 'expanding' framing are mild sales spin but not disqualifying. Renovation likely cosmetic/light since habitable, hence low ~300 EUR/m2 estimate. Overall a fair-to-good value with modest upside.
More on the house and the area
Three-level village townhouse in the historic borgo of Volciano near Leonessa (Lazio), 1000m altitude, priced at just €53k for 110sqm (€482/m2) — a notable bargain. Charming period touches: original terracotta cotto floors, masonry fireplace/thermo-camino, wood-beamed ceilings, and an antique wooden hutch. The cozy floral-sofa living room with lit fireplace is appealing but the overall aesthetic is dated and cluttered with rustic rattan furniture. Exterior is a plain rendered facade in a tight village lane; no actual panoramic-view photos are provided despite mountain/view claims. Solid habitable condition with restored roof, but nothing visually stunning — modest charm rather than scroll-stopping wow.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/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€11,000 – €18,000
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 are dated with mismatched furnishings and older kitchen
- No exterior or panoramic view photos shown despite listing claims
- Exterior shot shows plain rendered facade on a narrow village street
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 72/100The cluster is in the eastern Lazio Apennines at the foot of Monte Terminillo and close to the Monti Reatini. The Velino river rises in the Leonessa plain. Part of the area falls within the Monte Terminillo regional landscape area on the Lazio side of the massif. The nearest ski lifts are on Monte Terminillo above Rieti, roughly 35 to 45 minutes by road depending on the exact hamlet. Leonessa itself is a small mountain town with a substantial historic centre, arcaded streets and the church of San Pietro. The area is known for mountain pasture, forests, lentils and potatoes from the high plain.