Appartamento con vista in zona comoda e centrale
Descrizione generale dell'immobile Spazioso appartamento da ristrutturare internamente all'ingresso del centro storico del borgo storico di Monte Santa Maria. L'immobile si sviluppa su tre livelli e lo caratterizzano ampi e luminosi spazi, doppio ingresso, tanti ambienti versatili da poter personalizzare mentre, può…
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 150 sqm, the asking price is only €260/sqm, but with a realistic renovation budget of about €700/sqm the effective cost is ~€960/sqm, above the €625/sqm baseline for similar low-priced Lazio townhouses. The score is supported by the large size, historic-center setting, 38 photos, no structural issues reported, and partial roof redo, but it still needs substantial interior works plus heating and water reconnection.
More on the house and the area
The hill-village setting is genuinely appealing, with pretty cobbled lanes, borgo views and a lovely open green panorama from the upper level. This is a real house rather than a ruin: it has floors, stairs, rooms, a bathroom and a partly redone roof, but the interiors are tired and clearly need substantial renovation before comfortable living. At €39k for 150 sqm, the size and setting create real dream potential if you are ready for work.
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€30,000 – €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.
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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.
- Needs full internal renovation and updating
- Damp, cracked walls and worn finishes are visible
- No working heating shown; water service needs reconnection
- Only one bathroom and layout may need rethinking
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 62/100The cluster is in the Sabina hills, with the Monti Sabini close by and the lower Tiber valley within the wider surrounding area. The Farfa river runs through this part of Sabina, and the Abbazia di Farfa is a few kilometres from Poggio Nativo. The nearest larger town is Rieti, which provides the main range of services for the province; Rome is farther away but relevant for commuting and rail connections from the Sabina area. This area is known for olive groves and Sabina olive oil.