Terratetto unifamiliare in Vitorchiano
In Strada Ortana, in una zona tranquilla e immersa nel verde, proponiamo in vendita una casa indipendente posta al piano rialzato e sviluppata interamente su un unico livello, ideale per chi desidera vivere in un contesto riservato o realizzare una casa completamente personalizzata. La proprietà dispone di un giardino…
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
Priced at €1,414/m² versus a town median of €625/m², so ~2.3x baseline. Listed as 'Habitable' but the description explicitly states it needs a general renovation ('necessita di una ristrutturazione generale'), plus missing Imhoff septic tank and no active gas connection — contradicting the condition label. Energy class G. Positives: detached single-level home with 130m² private garden, existing heating system, and 25 photos. Renovation likely ~€600/m² for a full refurb of finishes, systems, and septic. Even accounting for the garden and detached status, the asking price is well above local norms for a property requiring full renovation, making it overpriced rather than a bargain.
More on the house and the area
This is a real, roofed and basically habitable small house, not a ruin, with a fenced private garden and a quiet green setting. But the visuals are very modest: the exterior is plain 1990s construction, the interior is empty and basic, and there is little character beyond a simple fireplace. It feels more like a practical blank canvas than a dream-home 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, €600/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.
- Needs general renovation and full personalization
- Garden/exterior is plain and currently scrubby
- No proven view or special historic character
- Waste system still needs an Imhoff tank; gas setup may need restoring or new connection
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 73/100The Cimini Mountains are the main relief within this area. Vitorchiano stands above the Vezza valley on volcanic tuff terrain, and the Tiber basin lies to the east. Lake Vico is within about 15 km, inside the Lake Vico Regional Nature Reserve. Viterbo is the nearest town of size, with a large medieval centre, services and rail links. Vitorchiano is known for its peperino stone buildings and preserved medieval fabric, and it is listed among I Borghi più belli d’Italia.