Casa indipendente in Via Oriolo, 39, Acquapendente,
Casa Indipendente nel Cuore Storico - Opportunità Unica Scopri questa affascinante casa indipendente situata nel centro storico, un'autentica gemma architettonica risalente al 1850. Con una superficie commerciale di 160 m² e 105 m² calpestabili distribuiti su due piani, questa proprietà rappresenta un'occasione…
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
Price EUR 356/m2 vs baseline median EUR 583/m2 gives ~39% discount, decent on paper. But 'commercial' 160m2 includes a 46m2 garage and rustic ground floor; only ~105m2 walkable and ~59m2 actual living space, so effective habitable price is much higher. Building from 1850, needs full renovation, energy class G, no heating installed — expect ~EUR 800/m2 gut-renovation cost. Contradictory area claims (160 commercial vs 105 walkable vs 59 living, and 5 rooms/5 beds header vs only 2 bedrooms described) weaken the value. Days on market 0 means baseline appeal is unproven. Reasonable project for a personal restoration but not an outright steal once real habitable space and reno spend are accounted for.
More on the house and the area
Independent 1850 stone/plaster townhouse in Acquapendente's historic center, needing full renovation. Exterior photos show dated plaster peeling and an ordinary streetscape; interiors are bare, tired rooms with brown-tiled floors, an old bathroom, and rough garage/rustic space. Some historic character and a low price, but nothing visually striking. Multiple rotated/awkward roof photos and no standout view or setting. A practical fixer-upper rather than a scroll-stopper.
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€32,000 – €56,000
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.
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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.
- Needs full renovation, no heating
- Energy class G
- Small usable area (105 m² walkable despite 160 m² commercial)
- Exterior shows heavy plaster deterioration
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 76/100The cluster is in the volcanic uplands on the Lazio-Tuscany-Umbria border, with Monte Rufeno Nature Reserve immediately east of Acquapendente. Lake Bolsena lies within about 15 km to the south, with the volcanic basin and its lakeshore towns forming the main water feature of the area. The Paglia valley and the first hills of southern Tuscany are close by, and Mount Amiata is visible in the wider horizon but outside the immediate radius. Acquapendente itself is a small service town with a historic centre on the Via Francigena and the Romanesque basilica of the Santo Sepolcro. Within the same radius are hill towns including San Lorenzo Nuovo above the lake and Torre Alfina, known for its castle and the Bosco del Sasseto beside it. The area is known for volcanic landscapes, tuff villages, chestnut woods and the Francigena route.