Villino indipendente con cantine e terreno
Descrizione generale dell'immobile Villino su due livelli a soli 700 metri dal centro del paese e da tutti i servizi principali, raggiungibile da strata completamente asfaltata. In posizione tranquilla e assolata. Descrizione sintetica degli ambienti Piano terra: Cantine. Piano Primo: ingresso, salone con angolo…
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
At €69,000 for 120 sqm, the ask is €575/sqm; with a habitable-condition allowance of about €200/sqm, the effective cost is ~€775/sqm versus a baseline of €583/sqm, so it is not a discount play. The score is supported by the solid livability signals in the text (all utilities, walkable services, 43 photos, paved access) and the village-center location, but the sloped garden and cellar-heavy ground floor limit upside.
More on the house and the area
This is a real, habitable house rather than a project, with usable rooms, kitchen, bathroom and a very strong green mountain view from the living area/balcony. The setting feels peaceful and close to the village, but the exterior is plain and the interiors are tired, with some visible cracks and deferred maintenance. The wow comes mainly from the panoramic hillside position and the low price for a livable detached home.
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€8,000 – €13,000
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.
- Interiors are dated and need cosmetic updating.
- Some visible wall cracking/patching suggests maintenance checks are needed.
- Garden/land is mostly steep and overgrown, so only partly usable.
- Access is by a narrow sloped drive/path, though the listing says it is fully asphalted.
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 is in the Sabina hills, with low Apennine relief and wooded ridges around the middle Tiber basin. The Farfa river valley is nearby, and the Monti Lucretili rise to the southwest. The Monti Lucretili Regional Natural Park is within reach of this part of Sabina. Rieti is the nearest provincial town of size, with services and a historic centre, while Rome is the main city used for wider connections. This area is known for olive groves and Sabina olive oil.