Terratetto unifamiliare in Ortona dei Marsi
- abitazione al piano terra di mq 30,85,; - stalla al piano seminterrato di mq 24,60; - fienile al piano primo di mq 26,80; - tetto totalmete ristrutturato con installzione di pannellli isolanti.
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
Although priced at €20,000 for 100 sqm (€200/sqm) versus a low-stock baseline of €418/sqm, the description shows it is mostly a former stable/hayloft/cellar mix rather than a clear legal dwelling, so habitability is doubtful. With only the roof redone and the rest effectively to restore, a realistic renovation level is about €1,100/sqm, making the effective cost far above baseline and the legal-use risk decisive.
More on the house and the area
This has real rustic Abruzzo character: old stone walls, a simple village setting and mountain backdrop, plus a newly redone roof. But it is not a ready home yet — the layout includes stable and hayloft spaces, with no bathroom listed, so this is a character project rather than an immediately livable house.
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€40,000 – €59,000
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.
- Needs full internal renovation/conversion from stable-hayloft layout
- No bathroom shown and listing states 0 baths
- Exterior walls look rough and weathered despite the new roof
- Likely limited modern comfort until major works are done
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 83/100The cluster is in the central Apennines. The Fucino side valleys and the mountains of the Parco Nazionale d'Abruzzo, Lazio e Molise are within the local area, with the Gole del Sagittario reserve near Anversa degli Abruzzi also close by. The river Sagittario runs through the nearby valley. Pescasseroli is the main mountain centre in the wider area and has services linked to the national park; the nearest ski lifts are those of Passo Godi, roughly a 35 to 45 minute drive depending on the exact starting point. Sulmona is the nearest substantial town, with a railway station, hospital and full daily services. This part of Abruzzo is known for mountain villages, transhumance country and wildlife linked to the Abruzzo national park, including bears and wolves.