Castel gandolfo indipendete da ristrutturare
Codice Unico: RM13091 € 75.000,00 Alle porte di Castel Gandolfo, nel comune di Albano Laziale e precisamente in Via delle Mole, proponiamo in vendita un’interessante proprietà indipendente terra-cielo, interamente da ristrutturare. Una soluzione ideale per chi cerca l'indipendenza, un ampio spazio esterno privato e la…
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
Priced at €625/m2 vs baseline median €583/m2, so slightly above market on a per-sqm basis. Listed as 'Habitable' but the description clearly states 'interamente da ristrutturare' (entirely to be renovated) - a contradiction. Effective living space is only ~50 m2; the other ~60 m2 is cataloged as garage/box auto with accessory status, inflating the sqm figure. Independent terra-cielo with private courtyard (~70 m2), garage, utilities connected, and good location near Castel Gandolfo/Lago are genuine positives. Full renovation needed (~€700/m2) plus potential costs to convert ground floor to habitable. Fresh listing (5 days). Fair opportunity but not a bargain once renovation and the habitability discrepancy are factored in.
More on the house and the area
The polished interior/exterior renders are computer-generated marketing images and do not reflect the actual property, which the aerial photos reveal to be a tired, dilapidated terra-cielo building requiring full renovation. The real appeal is modest: a fully independent structure with ~70sqm private courtyard, garage and habitable-if-basic layout near Castel Gandolfo. At €625/m² it's affordable, but nothing about the genuine imagery stops the scroll. The only mild wow factor is the private outdoor space; otherwise this reads as an ordinary fixer-upper dressed up with fictional renders.
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€24,000 – €42,000
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.
- Listing photos are AI-generated/CGI renders, not actual property images — the real building is a run-down structure to be fully renovated
- No genuine interior photos provided; all shown interiors are speculative renders
- Property is entirely to be renovated ('interamente da ristrutturare')
- No sea/lake view evidenced despite proximity claim
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 lies in the Alban Hills (Colli Albani), on the volcanic slopes south of Rome. Lake Albano is within the area, and Lake Nemi is also close in the same volcanic basin. Much of the surrounding landscape is included in the Parco Regionale dei Castelli Romani. Rome is the nearest large city and provides the full range of services, rail links and airports. Castel Gandolfo, on Lake Albano, has the historic papal complex and is listed among I Borghi più belli d'Italia. The area is known for the Castelli Romani hill towns, volcanic lakes, woods and wine production.