Castel gandolfo indipendete da ristrutturare
CASTEL GANDOLFO INDIPENDETE DA RISTRUTTURARE <hr> RM13091 <hr> Intera Proprietà Indipendente con Giardino e Box – Via delle Mole 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…
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
Priced at 625 EUR/m2 vs baseline median 583, so ~7% above median — not a bargain despite 'da ristrutturare' status. Key issue: only ~50 m2 is actual habitable living space (1st floor apartment); the other ~60 m2 is a garage/box auto (accatastato come box auto), so the 120 m2 figure inflates the usable residential area. Full renovation needed plus likely change-of-use paperwork to convert ground floor. Positives: fully independent terra-cielo, private 70 m2 courtyard, extra 22 m2 garage, utilities connected, good location near Castel Gandolfo, fresh listing (6 days). Energy class missing. Given the split between residential and accessory space and above-median pricing, this is a fair opportunity but not a standout deal; renovation costs will be significant.
More on the house and the area
Independent terra-cielo property near Castel Gandolfo needing full renovation at €625/m2. Exterior aerial photos show a modest, dated village building among tightly packed structures with no view or standout character. The impressive interior shots are AI-generated renderings, not reality. Location near Lago di Castel Gandolfo (3km) and Via Appia is a mild plus, but there's no direct view. Private 70 sqm courtyard and separate garage add practical value. Low absolute price is the only real draw, but this is offset by renovation needs and the fact that much of the 120 sqm is accessory/garage space. Nothing scroll-stopping.
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.
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.
- Renderings are AI-generated concept images, not actual condition of property
- Property needs full renovation - exterior photos show dated, run-down buildings
- No sea/lake view despite proximity to Lago di Castel Gandolfo
- Cramped village setting, no notable views from photos
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.