Terratetto unifamiliare in Montefiascone
MONTEFIASCONE in una delle zone più panoramiche del paese, Località Mentuccia, proponiamo in vendita una casa indipendente libera su tre lati, con una splendida vista sul Lago di Bolsena. L'abitazione si sviluppa su 4 livelli. Al piano terra troviamo una cucina abitabile con camino e un luminoso soggiorno. Il primo…
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 €60,000 for 146 sqm, the ask is just €411/sqm, but the listing explicitly says full renovation is needed, so I estimate about €1,100/sqm renovation; effective cost is roughly €1,511/sqm. That is well above this low-stock baseline of €625/sqm, but the lake view, panoramic position, garage/garden, good roof and solid photo set support a still-interesting project rather than a bargain.
More on the house and the area
The big selling point is the genuinely beautiful lake view from the balconies, plus a detached house with private outdoor space at a very low price. This is not a ruin: the roof is said to be good and the house has floors, rooms, stairs and a fireplace, so it feels like a real home with strong potential. But the visible damp, peeling ceilings and very tired interiors mean it needs substantial renovation before it becomes truly dreamy to live in.
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€58,000 – €85,000
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.
- Full renovation needed despite solid structure
- Visible damp and peeling ceilings/walls in several rooms
- Interiors are dated and partly stripped, with kitchen/bath work likely needed
- Only one bathroom shown for a large four-bedroom house
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 77/100Lake Bolsena lies immediately below Montefiascone, with long volcanic slopes around the lake and the Monti Volsini forming the local relief. The area is part of the Tuscia volcanic district. Viterbo is the nearest larger town, with a substantial historic centre and services. Montefiascone is known for its old hill town above the lake and for wine production, especially Est! Est!! Est!!! di Montefiascone.