Nazzano: casa terra-tetto nel centro del paese
Disponiamo per la vendita di un immobile terra-tetto nel centro di Nazzano a pochi metri dalla chiesa in VIA DELLA CHIESA n. 2. L'immobile è costituito al piano rialzato di salone con camino, piccola cucina con griglia a legna, bagno; al primo piano due camere, 1 bagno ed un'ampia sala; infine al piano 2 una bellissima…
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 €100,000 for 140 m², the ask is €714/m², already above the local baseline of €625/m²; with a typical 'needs renovation' budget of about €700/m², the effective cost rises to roughly €1,414/m², which looks weak versus this baseline. Positives are the historic-center position, terrace with open views, fireplace, cellar, and 26 photos, so it is not a trap, but the pricing is only fair for the stated condition.
More on the house and the area
This has real borgo romance: a warm peach facade on a cobbled lane beside the church, plus a promised panoramic terrace and authentic old-town atmosphere. Inside it is clearly a usable, lived-in house with fireplaces, shutters, radiators, bathrooms and characterful rooms, but it feels quite dated rather than move-in beautiful. The wow comes from the setting and genuine livability, not polished interiors.
Certified wiring, water and drainage, a heat source, a roof that keeps the water out, one working bathroom. Facade, insulation, a second bathroom and the floors wait.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€28,000 – €49,000
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.
- Interiors are dated and need renovation/refreshing.
- Kitchen is small and old-fashioned.
- Some exterior plaster/finishes show wear.
- Best feature is the top terrace, but it is not shown clearly in the photos.
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 68/100The Tiber runs by Nazzano, and the Tevere-Farfa Regional Nature Reserve lies here along the river with wetlands, river meanders and farmland. The Monti Sabini rise to the east within this radius. The nearest larger town is Fara in Sabina and, beyond it, the Rieti plain is the next inland basin of note; toward the south the Rome urban area is the main service centre but it is outside the local landscape. The area is known for the river reserve and birdlife.