Palazzetto indipendente al centro, con vista e cantina
Contesto Nel cuore del centro storico di Acquapendente, proponiamo in vendita palazzetto cielo-terra di circa 86 mq disposto su tre livelli e completamente da ristrutturare. Descrizione dell’immobile L'immobile è composto da ingresso indipendente con cantina al piano terra; al primo piano troviamo un soggiorno e una…
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 €39,000 for 86 sqm, the asking price is €453/sqm versus a low-stock baseline of €625/sqm, but the home is explicitly 'completely to be renovated', so estimated works are about €1,100/sqm, bringing the effective cost to roughly €1,553/sqm. Historic-center location and included 31 sqm cellar help, but with utilities inactive and full renovation needed this looks more ordinary than cheap.
More on the house and the area
The big surprise here is the lovely rooftop-and-borgo view from the upper floor, which gives the house real daydream appeal for the price. This is not a ruin or empty shell: it has stairs, floors, kitchen, bathroom and usable room layout, but the interiors are dated and worn and the listing states a full renovation is needed. As a cheap historic-centre townhouse with a genuine view, it has charm and potential, but it is not close to move-in ready.
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€34,000 – €50,000
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.
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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.
- Completely to renovate, despite being a full existing house
- Utilities are not active
- Visible cracking and tired finishes throughout
- Ground-floor cellar/storage area looks rough and damp-prone
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 76/100The cluster is in the volcanic uplands on the Lazio-Tuscany-Umbria border, with Monte Rufeno Nature Reserve immediately east of Acquapendente. Lake Bolsena lies within about 15 km to the south, with the volcanic basin and its lakeshore towns forming the main water feature of the area. The Paglia valley and the first hills of southern Tuscany are close by, and Mount Amiata is visible in the wider horizon but outside the immediate radius. Acquapendente itself is a small service town with a historic centre on the Via Francigena and the Romanesque basilica of the Santo Sepolcro. Within the same radius are hill towns including San Lorenzo Nuovo above the lake and Torre Alfina, known for its castle and the Bosco del Sasseto beside it. The area is known for volcanic landscapes, tuff villages, chestnut woods and the Francigena route.