Villa in Via roma s.n.c, Rocca di Botte,
ROCCA DI BOTTE - VILLA INDIPENDENTE COMPLETAMENTE DA RISTRUTTURARE Villa indipendente situata in un contesto naturale incantevole e con un ampio terreno privato di 4.520 mq. Il fabbricato necessita di importanti interventi edilizi sia strutturali che di ristrutturazione, permettendo così di personalizzare gli spazi…
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
At €38,000 for 124 sqm, the asking price is only €306/sqm versus a low-stock baseline of €365/sqm, but the description says it needs major structural works, so I treated it as a full restore at about €1,100/sqm. That brings the effective cost to roughly €1,406/sqm, far above the baseline, so despite the large private land and independence this looks weak rather than cheap.
More on the house and the area
The mountain setting and large private plot give it real dream-value, with a secluded Abruzzo nature feel and a big covered terrace. But this is not a ready home: the listing explicitly says major structural intervention is needed, and the interiors shown are only partly finished and quite worn. It has charm and potential, yet today it reads more as a serious project than a beautiful livable villa.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€49,000 – €73,000
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.
Show more
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.
- Major structural work is explicitly needed, not just cosmetic renovation.
- Parts of the house are still in rustic/unfinished condition.
- Interiors shown are dated, sparse and not currently inviting to live in.
- Rural setting may mean checking utilities, access and drainage carefully.
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 74/100The Simbruini Mountains are the immediate setting. The cluster is inside the Monti Simbruini Regional Park, a protected Apennine area of beech woods, karst plateaus and mountain pasture. The Aniene valley is nearby, and the upper valley landscape is part of daily life in this area. The nearest ski lifts are at Campaegli and Monte Livata above Subiaco, roughly 35–50 minutes by road depending on the exact starting point and conditions; they are small local lifts rather than a major ski domain. Subiaco is the nearest substantial town in daily use, with shops, services and the Benedictine monasteries of Santa Scolastica and San Benedetto. The area is known for mountain walking, forests and summer escape from the Rome plain.