Casa indipendente 5 locali, 85 m² in Via dei Fienili 383, Ve
Casa indipendente in asta a Velletri (RM) – Via dei Fienili 383 L'immobile in asta si trova nel comune di Velletri (RM), in Via dei Fienili n.383, in una zona residenziale consolidata. La costruzione risale al 1972 e si inserisce in un contesto urbanistico classificato come Zona L (Recupero urbanistico) dal PRG…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
This is a judicial auction ("in asta"), which is a veto red flag for this catalog and forces a trap score regardless of the apparent numbers. The asking level is about €859/m² vs a low-stock baseline of €580/m², and with only "discreto" condition the effective cost would not look compelling anyway.
More on the house and the area
This is a functional, independent house rather than a dream property: the photos show a basic 1970s home with a usable kitchen, bedroom and fireplace, plus a terrace/courtyard. Condition looks broadly livable and solid, but dated, and the beauty factor is low with no proven views or standout character.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€6,000 – €9,000
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.
- Plain 1970s exterior with no proven view or notable setting
- Interiors look dated and need cosmetic updating
- One large magazzino appears rough/utility-grade rather than living space
- Auction sale and 'Zona L recupero urbanistico' may require extra due diligence
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 61/100The cluster is on the Alban Hills, the volcanic ridge south of Rome. Lake Nemi and Lake Albano are within this area, and the Tyrrhenian coast around Anzio and Nettuno is not far beyond the hills. Much of the surrounding landscape is vineyards, olive groves and woods on volcanic slopes. The Parco Regionale dei Castelli Romani covers a large part of the Alban Hills. Velletri is one of the main towns on the southern side of the Castelli Romani and has a substantial historic centre and everyday services. The area is known for wine from the Castelli Romani hills.