Terratetto / Terracielo in vendita a Goriano Sicoli
TERRATETTO / TERRACIELO Goriano Sicoli (AQ) In vendita a Goriano Sicoli, un rustico/casale che si sviluppa su 3 livelli. Lo stato di conservazione è da ristrutturare e non è arredato. Da sottolineare che l'immobile dispone di due entrate, una per la grotta al piano terra e l'altra per l'abitazione al piano…
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 €20,000 for 87 sqm, the asking price is just €230/sqm; with a typical needs-renovation budget of about €700/sqm, the effective cost is about €930/sqm versus a low-stock baseline of €419/sqm in Abruzzo townhouses. The very low entry price, usable multi-level layout, 13 photos, and a roof repair noted in 2009 support this as a strong renovation play, though it is clearly not habitable as-is and includes cellar/grotto space that limits immediate utility.
More on the house and the area
The faded pink facade has real old-town character, and the cave/cantina adds unusual historic interest in a pretty Abruzzo village setting. But this is not a livable home yet: interiors are sparse, worn and incomplete, with no bathroom shown and significant renovation needed. At €20k it has bargain-project appeal, but the condition keeps it firmly below dream-home territory.
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€17,000 – €30,000
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.
- Needs full renovation and currently has no bathroom.
- Interiors are very basic and partly cellar-like, not ready to live in.
- Access is split across two separate entrances and steep stairs.
- No proven view from inside the house or balconies.
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 72/100The cluster is in the central Abruzzo Apennines, with the mountains of the Parco Nazionale d'Abruzzo, Lazio e Molise close to the south and the Sirente-Velino area to the north-west. The Valle del Sagittario lies nearby, and the Gole del Sagittario regional reserve is within this part of the province. Cocullo is known for the annual Festa di San Domenico linked to serpents. Sulmona is the nearest substantial town, with services, rail connections, and a built historic centre.