Villa bifamiliare in Monte San Giovanni in Sabina
Monte San Giovanni in Sabina (RI) – Località Gallo In posizione tranquilla e riservata, immersa nel verde della campagna sabina, proponiamo in vendita una caratteristica abitazione semindipendente di circa 130 mq complessivi, disposta su due livelli e dotata di spazi esterni pertinenziali. L'immobile si presenta in…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
Habitable/renovated condition suggests only light updates at about €200/m², so the effective cost is roughly €962/m² (€99,000 + ~€26,000) / 130 m². That is well above this stock baseline of €583/m², so despite 33 photos and immediate habitability, it looks ordinary-to-weak on price rather than a bargain.
More on the house and the area
This is a real, livable home with good-sized rooms, two bathrooms, heating, and a large terrace looking out over green hills and rooftops. The wow comes mainly from the elevated setting, open valley views, and usable outdoor space rather than from architectural character. It feels dated but solid and move-in capable, which is strong value at the price.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/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€9,000 – €14,000
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.
- Exterior is plain and a bit dated rather than beautiful.
- Interiors are fully usable but fairly generic and need cosmetic refreshing for charm.
- Outdoor surfaces and facade show some wear/staining.
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 61/100The cluster sits in the Sabina hills, with low Apennine relief and olive-growing slopes. The Tiber valley lies to the west and the Farfa valley is nearby. The Monti Sabini are the local range, and the higher Reatini mountains are farther away to the northeast. Farfa Abbey at Fara in Sabina is within the area and is one of the main historic landmarks of this part of Sabina. Poggio Mirteto is the nearest town of some size, with rail access toward Rome and local services; Rieti is the larger provincial town in the wider area. This area is known for olive groves and Sabina olive oil.