Casa indipendente in Via Alfredo Testoni, 202, Magliana Vecchia, Roma,
Proprietà unifamiliare con giardino — da ristrutturare completamente In vendita proprietà unifamiliare indipendente con ampio giardino privato, situata nella zona di Muratella, all'interno del GRA, in un contesto rurale tranquillo e in progressiva trasformazione, con diversi immobili vicini già in fase di…
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
Villa of 65sqm in Roma (Lazio) at €1,123/m2, roughly 2x the local baseline median of €583/m2 (n=648, decent sample). The price premium reflects Rome location, but the property is explicitly described as a 'rudere da ristrutturare integralmente' (complete ruin requiring full renovation), which is a significant red flag: it is not currently habitable and needs full structural work, likely €1,000–1,400/m2 to bring to livable standard. Positives: fresh listing (6 days), 23 photos, independent property with 250m2 private garden, excellent transport links (3 min to Fiumicino rail line, near GRA), and a neighborhood in active regeneration. No energy class given (expected for a ruin). Total all-in cost (€73k + ~€78k reno) approaches €150k for a small 65sqm home, which is still reasonable for an independent villa with garden inside the GRA in Rome. Fair deal for a buyer prepared for a full gut renovation; not a bargain given the true baseline comparison and the extensive work required.
More on the house and the area
Photos show a derelict rubble structure with crumbling brick walls, a rusted mesh gate, overgrown vegetation, and bare dilapidated interiors. The only appealing image is a CGI render of a bedroom that does not reflect the current state. At €73k for 65sqm inside the GRA in Roma with a 250sqm garden, the location and price are practical selling points, but there is no visual wow — no stunning interior, exterior, view, or character. It reads as a teardown/renovation project.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,200/m², falls in this band.
Materials only, work you may do yourself€26,000 – €38,000
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.
- Complete ruin requiring full renovation
- Only render image shows finished potential, not actual state
- Structure appears severely degraded with exposed brick and no roof interior finishing
- Well needs restoration
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 55/100The cluster is in the built-up area of Rome, so the lived setting is urban fabric rather than a rural landscape. The Tiber crosses the city. Central Rome has UNESCO status for its archaeological and historic core.