Castel gandolfo indipendente da ristrutturare
Intera Proprietà Indipendente con Giardino e Box – Via delle Mole Prezzo: € 75.000,00 Località: Albano Laziale / zona Castel Gandolfo (Via delle Mole) Stato dell'immobile: Da ristrutturare Descrizione dell'Immobile Alle porte di Castel Gandolfo, nel comune di Albano Laziale e precisamente in Via delle Mole,…
What it really costs
- Registered as agricultural or storage, not as a dwelling
See what needs doing and what each job costs
Priced at €625/m2 vs baseline median €633/m2, so essentially at market — no meaningful discount. Nominal 120 m2 is misleading: only ~50 m2 is actual habitable apartment; the other ~60 m2 is cataloged as box auto/garage with WC, not living space, so true residential value per usable m2 is much higher than it appears. Property is fully to-be-renovated (da ristrutturare), needing significant work (~€700/m2). Plus: independent terra-cielo, private 70 m2 court, garage, utilities connected, good location near Castel Gandolfo, fresh listing (5 days). Missing condition/year/energy data. Reconverting ground-floor storage to living space is only 'previa verifica tecnica' — not guaranteed. Fair rather than good because the apparent low €/m2 is inflated by non-habitable square footage and renovation costs offset the at-market price.
More on the house and the area
Terra-cielo townhouse in Albano Laziale near Castel Gandolfo, entirely to renovate. Photos are all satellite/aerial views showing a modest ochre-toned building packed among neighboring homes and outbuildings, with a small private courtyard highlighted in yellow. No stunning interior or exterior, no direct lake view, no historic distinction visible. Location near Lago di Castel Gandolfo is a mild plus but not captured in imagery. Price of €75k for 120sqm (€625/m2) is reasonable but the renovation-needed condition offsets any bargain appeal. Ordinary suburban fixer-upper with no scroll-stopping visual hook.
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.
- Aerial photos only, no interior or ground-level shots
- Property to be fully renovated (da ristrutturare)
- No direct view of lake despite ~3km proximity
- Small living area (~50 sqm) crammed in a dense residential cluster
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.