Terratetto unifamiliare in Roccaraso
Nel caratteristico borgo di Pietransieri, in Via Firenze, nella traversa di fianco la chiesa, proponiamo in vendita un fabbricato cielo-terra disposto su quattro livelli, di circa 70 mq. L’immobile è composto al piano terra da soggiorno con camino, e da un pratico ripostiglio; al primo piano da camera da letto…
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
Cielo-terra townhouse of ~70sqm over 4 levels in Pietransieri hamlet (Roccaraso), fully needing renovation. Asking 1071 EUR/m2 is ~2.5x the regional median of 429 EUR/m2, and that is before adding ~900 EUR/m2 renovation costs, pushing all-in to ~2000 EUR/m2 for a non-habitable property. Roccaraso is a desirable ski area which supports some premium, but the baseline is regional and weak for this specific market. Missing building year and energy class add uncertainty. Fully-to-renovate status means no immediate habitability. The 4-level layout with small footprint and attic storage limits usable space. Fresh listing (3 days), good photo count, but price leaves little margin given renovation exposure.
More on the house and the area
Cielo-terra townhouse in the historic Pietransieri hamlet near Roccaraso. Exterior is a modest stuccoed facade on a cobbled lane with a stone base course; some period charm but nothing striking. Interior photos show a rough ground floor with old fireplaces/hearth and concrete stairs, significant damp and mold on lower walls, and only partially finished upper rooms (one tiled bathroom, radiators, plain painted rooms). Small windows with rooftop-only outlook. Four levels over ~70sqm keep rooms compact. At ~1,071 EUR/m2 it is a reasonable mountain-village price but not a standout bargain given the full renovation required. Overall an ordinary fixer in an attractive location without a genuine wow element.
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, €900/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€14,000 – €25,000
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 throughout
- Damp/mold damage visible on ground and mid floors
- Interiors dark and dated
- No view of note except rooftops
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 83/100The cluster sits in the central Apennines around the Altopiano delle Cinquemiglia, with the Monti della Majella to the northeast and the Monti Marsicani and Alto Sangro mountains close by. The Sangro valley is part of the local landscape. The Majella National Park lies within this area, and the edge of the park is close to Roccaraso. The ski lifts of the Alto Sangro system are at Roccaraso, Rivisondoli and Pescocostanzo, with access in a few minutes from the town. Castel di Sangro is the nearest larger town, with shops, services and rail links. Pescocostanzo is a historic mountain town nearby and is listed among I Borghi più belli d’Italia. The area is known as one of the main ski districts of the central-southern Apennines.