Roma - Piana del Sole - indipendente ampio giardino
Roma - Piana del Sole: Via Battifollo, proponiamo in vendita un appartamento indipendente di 43 mq, completamente da ristrutturare, con concessione in sanatoria ritirata . L'immobile è composto da un soggiorno, cucina e bagno , con giardino di circa 800 mq , il tutto completamente indipendente, inoltre è servito da…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
Facts list 123 sqm but the description explicitly describes a 43 sqm apartment (the 800 sqm is the garden, not living space). At 43 sqm the real price is ~€2,300/m2 for a property completely needing renovation, far above the €697/m2 baseline. Condition is 'needs renovation' (not habitable as-is), and the seller refuses mortgage-conditional offers, which limits financing. 'Concessione in sanatoria' points to prior building amnesty issues. The eur_m2 figure of 805 is misleading due to the sqm discrepancy. High renovation cost expected for a full gut. Only 1 day on market, so no stale-listing concern, but the size contradiction and effective overpricing make this a trap.
More on the house and the area
Neglected single-story property on Rome's periphery (Piana del Sole) in fully derelict condition. Exterior shows a tired red-and-yellow pergola/porch, cluttered patio, and a large but completely dried, unkempt garden. Interior photos reveal a distressed corrugated-metal ceiling, flaking paint, a dated brick fireplace, and debris-strewn floors. Nothing here stops the scroll: no architectural charm, no view, no standout land or location. The brick perimeter walls and overgrowth reinforce a run-down, project-only impression. At \u20ac99k for something needing total renovation, the price offers no bargain wow either. Note the sqm discrepancy between the listing text (43 mq) and the facts (123).
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, €800/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€24,000 – €43,000
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.
- Rundown corrugated-metal roof interior in poor condition
- Overgrown, dried-out garden
- Completely needs renovation
- Discrepancy: listing describes 43 sqm while facts state 123 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 55/100This cluster is in the built-up area of Rome, with the Tyrrhenian coast at Ostia within the local area and the Tiber as the main river of the city. Rome has first-rank historic fabric, museums, rail links and both Fiumicino and Ciampino airports, and the wider urban area includes multiple UNESCO-listed monuments and archaeological sites. The immediate setting, however, is metropolitan streets and suburban development rather than a distinct rural or natural landscape.