Casa Indipendente in vendita a Caramanico Terme, Canale
Siamo a Caramanico Terme, un piccolo ma suggestivo borgo medievale a 650 metri di altitudine, arroccato su un crinale alle pendici del Monte Morrone, con l'intero abitato protetto da case-mura, torri, porte di accesso e da un castello posto alla sua sommità. Le preziose sorgenti solfuree ed oligominerali, dal 1576,…
What it really costs
Can you move in?
Move in as it is
In the listingRenovatedSee what needs doing and what each job costs
At €65,000 for 101 sqm, the ask is €644/sqm; with only light updating assumed (~€100/sqm) the effective cost is about €744/sqm versus a low-stock baseline median of €419/sqm in Abruzzo townhouses. The score stays solid because the house appears genuinely usable, with roof and exterior redone in 2010, 16 photos, historic-centre location in a spa/tourist mountain town, but it is not a baseline-beating bargain on price alone.
More on the house and the area
This is a genuinely usable, renovated borgo house with a handsome restored facade, lovely stone-and-iron balcony details and an attractive historic doorway. Inside it is modest rather than stunning, but it looks solid, equipped and ready to live in, with a fireplace and two bedrooms. The medieval spa-town setting in the Majella area adds real dream value, especially at this price.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €100/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€3,000 – €5,000
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.
- No big open view from the house itself; outlook is mostly onto the borgo lane and rooftops.
- Interiors are simple and somewhat dated despite being functional.
- Only one full bathroom plus a small upstairs WC.
- Historic-centre access is via a narrow lane, so parking/loading may be less convenient.
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 88/100The Maiella massif rises immediately around Caramanico Terme, and the town sits inside Maiella National Park. The Orta valley cuts through the area and the Orfento valley and gorge are at Caramanico, with the Orfento River below the town. The nearest ski area is Passolanciano-Maielletta on the north side of the massif, about 45–60 minutes by road depending on the access point. The nearest larger town is Sulmona, with rail services, shops and a substantial historic centre; Pescara on the Adriatic is farther but is the main city for wider services and the airport. Caramanico Terme is one of I Borghi più belli d'Italia. The area is known for mountain hiking, gorges and springs linked to the spa tradition.