Rustico in Pisoniano
Nel suggestivo centro del borgo di Pisoniano, a virca 10 km da Castel Madama, ed a soli 35 km da Roma Est, casa in pietra trilivelli, di mq. 105 interni, con ingresso indipendente, così composto: PIANO TERRA composto da ampio soggiorno con bel camino, cucina a vista, bagno, oltre bel giardino di mq. 50 . Da bella…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
Price €372/m2 is well below the local baseline median of €697/m2, suggesting good value on paper. Habitable stone farmhouse, 1930, with autonomous heating, fireplace, panoramic terrace, garden and 1000m2 of land, 35km from Rome. Key caveat: the 239 sqm 'facts' figure conflicts with the description, which states only 105 sqm of interior living space plus a 100 sqm cellar and 1000 sqm of land — so the effective livable area is much smaller and the true €/m2 on living space is closer to ~€850, near/above baseline. Missing energy class. Listing is fresh (1 day). Condition is habitable so renovation is largely cosmetic. Fair deal once the area discrepancy is understood; price is negotiable.
More on the house and the area
Stone village house with a genuinely pleasant panoramic terrace over green wooded hills, the strongest asset. Rustic charm inside with exposed stone walls, brick fireplace, and wooden spiral stair, but finishes are dated and cluttered. Garden and 1000 sqm of land add appeal. Overall pleasant and characterful but not a scroll-stopper; views and price are the draws.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €300/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€24,000 – €40,000
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.
- Interior finishes are dated (tiling, wood paneling)
- Discrepancy: listing says Lazio/Pisoniano but landscape looks Tuscan/Apennine
- Stated 105 sqm interior vs 239 sqm headline figure
- No energy class listed
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 71/100The Simbruini mountains rise immediately east of Pisoniano, and the upper Aniene valley begins nearby. The Aniene river runs through the Subiaco area within this radius. Monte Livata, the main ski area of this part of Lazio, is above Subiaco and the lifts are roughly a 35–45 minute drive depending on road conditions. Subiaco is the nearest town of size in the area and has services, the monasteries of Santa Scolastica and San Benedetto, and a substantial historic centre. The Monti Simbruini Regional Park begins nearby and covers much of the mountain area east of the village. This part of eastern Lazio is known for limestone mountain scenery, forested slopes and the monastery sites of the Aniene valley.