Casaletto con terreno al centro del paese
Scopri un'opportunità unica nel cuore del paese! Questa cantina, situata al piano stradale in Via Trieste, offre un ambiente affascinante e versatile. Con una superficie commerciale di 35 m² e un'altezza di 2,5 m, è ideale per chi cerca uno spazio da trasformare in un laboratorio creativo o in un'accogliente area di…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Land, with no house on it
See what needs doing and what each job costs
The description is for a cantina/cellar with terraced land and a stone rudere to rebuild, not a normal livable house; that is a veto-level usability risk for foreign buyers. At €22,000 for 91 m² the ask looks low, but a full restore at about €1,100/m² would bring effective cost near €1,342/m² versus a €691/m² baseline, and the stated 91 m² also conflicts with the 35 m² described.
More on the house and the area
The hillside village setting has charm, with old stone terraces, cactus, and a lovely valley view. But the photos show a cellar/store and a heavily ruined stone structure rather than a livable house. At €22k it is intriguing as a project, not a dream home you could actually move into.
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€36,000 – €53,000
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.
- This is not a ready home but a cellar plus stone ruin to rebuild.
- No bathroom, kitchen or habitable interior is shown.
- Terraced sloping plot and retaining walls may mean costly structural works.
- Access and usability look awkward from the road and steps.
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 71/100The cluster lies on the Sabine foothills below the Monti Lucretili. The Monti Lucretili Regional Park is within the local area, with limestone ridges, wooded slopes and ravines above the settled belt. The Aniene valley is to the south-west of this part of the Sabina, and the Tiber plain is farther west toward Rome. The nearest larger urban centre is Tivoli, with major historic monuments including Villa d’Este and Hadrian’s Villa, while Rome is the dominant city for services and transport but does not count as a landscape feature here. The area is known for olive growing in the Sabina hills, including the Sabina olive-oil zone.