Terracielo da ristrutturare con terrazza panoramica
A poca distanza dal suggestivo Lago di Posta Fibreno (FR), proponiamo in vendita un’interessante proprietà in pietra, dal notevole potenziale, interamente da ristrutturare. L’immobile si sviluppa su una superficie complessiva di 124 mq ed è attualmente suddiviso in due unità abitative affiancate, ciascuna distribuita…
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 €25,000 for 124 sqm, the asking price is only €202/sqm, but the description says it is entirely to be restored, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,302/sqm versus a €632/sqm local baseline. The lake setting, panoramic terrace, stone character and 13 photos support value, but as a full restoration this is not cheap once works are included.
More on the house and the area
The panoramic terrace and mountain-borgo views are the real wow here, and the old stone facade, arched doorways and period details give it genuine character. But this is not a ready home: interiors are raw, worn and incomplete, with no usable kitchen or bathroom visible and clear need for full renovation. At €25k it has dream potential, but today it is a project rather than a 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€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.
- Full renovation required before it is realistically livable
- No bathroom or kitchen shown
- Upper floor structure/finishes look very basic and may need significant works
- Facade and openings need restoration
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 78/100The cluster is by Lago di Posta Fibreno and the Fibreno river springs. It sits on the edge of the Monti della Meta and Parco Nazionale d'Abruzzo, Lazio e Molise begins a short distance to the east around Forca d'Acero and the upper Comino valley. Sora is the nearest town of size, with rail links, services and a substantial historic centre on the Liri. The area is known for the clear spring-fed lake, wetland habitat and olive and hill-country landscapes of the Valle di Comino.