Palazzo - Edificio in Gallese
Palazzina cieloterra con terrazzino in Piazza Santa Maria a Gallese A Gallese, in Piazza Santa Maria, proponiamo in vendita una palazzina cieloterra disposta su due livelli. La posizione nel centro storico si unisce alla comodità dei parcheggi pubblici situati nelle immediate vicinanze. Al primo piano l'immobile ospita…
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
Asking price is very low at €192/m² versus a local baseline of €455/m², but only part of the 130 m² is truly ready: the first-floor unit is renovated/habitable while the second-floor trilocale is still unfinished, so I estimate about €450/m² blended renovation. That puts effective cost near €642/m², above this cheap-stock baseline but still reasonable for a historic-center cieloterra with terrace/balcony and 19 photos.
More on the house and the area
At €25k for 130 sqm in a historic Lazio town, this has real bargain appeal and some old-stone character in the setting and a few openings. The main apartment looks genuinely habitable with kitchen, bedroom, bath and finished floors, but the upper/extra spaces are clearly rough and need renovation. Dream factor is moderate: it feels like a usable town home with project upside, not a wow-beautiful fantasy home.
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.
Our read of the photos, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€15,000 – €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.
- Mixed condition: one part is move-in ready, another area is unfinished and damp-stained.
- No real view; balconies/terrace look onto close neighboring buildings.
- Interiors are functional but quite basic and not especially stylish.
- Layout and full bedroom count are a bit unclear from the 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 55/100The cluster sits in the Tiber valley country on the border between southern Tuscia and the Sabina-facing side of northern Lazio, with low tufa and clay hills cut by small streams. The Tiber is the main river in the area, a few kilometres east, and the landscape around Gallese is mainly farmland, wooded patches and ravines. The nearest town of size is Civita Castellana, which has full services and a substantial historic centre on a tuff plateau; Orte is also close as a rail and road hub on the Tiber corridor. Within this part of the province the area is known for tufa settlements, hazelnut and olive cultivation, and for being a transit corridor between Viterbo, Terni and Rome.