Casa indipendente in Via Roma 83
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 rialzato....
What it really costs
See what needs doing and what each job costs
Priced at €20,000 for 87 sqm (€230/sqm), but the description says da ristrutturare, so I estimate about €700/sqm renovation; effective cost is roughly €930/sqm, well above the low Abruzzo country-house baseline of €374/sqm. The very low entry price and 13 photos help, but the need for full renovation and the unusual grotta component keep it in the good-not-exceptional range.
More on the house and the area
The faded pink facade has real old-world charm, and the cave/grotto element plus hill-village setting give it character beyond a standard cheap house. But this is not a ready home: the rooms are sparse, worn and incomplete, with no proper bathroom shown and rough ancillary spaces below. At €20k it has romantic project appeal, yet the current livability is low.
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.
- Full renovation needed; interiors are very basic and partly rough.
- No bathroom is shown/listed, so livability is currently very limited.
- Lower-ground cave/grotto spaces look damp and storage-like, not habitable.
- Tight vertical layout with steep internal stairs may be impractical.
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.