Villa unifamiliare in Serrone
OTTIMA OCCASIONE - ASTA IMMOBILIARE Villetta composta da tre piani fuori terra, di cui n. 2 piani interrati o seminterrati, e dotata di corte esclusiva completamente recintata; identificato al Catasto Fabbricati Cat. A/7 - Fgl 5 Part... - Via dei Deltaplani ... Simplex Domus aiuta famiglie e aziende a comprare…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitable- Sold at judicial auction
See what needs doing and what each job costs
This is explicitly an judicial auction ('ASTA IMMOBILIARE'), which is a veto red flag for this catalog and forces a trap verdict. Although the ask is €40,051 for 197 sqm (€203/sqm) versus a €573/sqm baseline, auction risk overrides price attractiveness.
More on the house and the area
This is a real, usable mountain villa rather than a shell: there is a kitchen, bathroom, bedrooms, fireplace and large terrace, so it looks habitable now. The hillside setting has some rustic charm and open views over the scattered hamlet, but the architecture is plain and the exterior condition is visibly worn. At this price for nearly 200 sqm, the value is striking, though it feels more like a solid bargain retreat than a true dream-home scroll stopper.
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€13,000 – €22,000
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.
- Exterior shows clear deterioration and patchy facade repairs
- Interiors are dated and fairly dark despite being usable
- Auction sale: documentation and occupancy/status need checking
- Mountain road access and steep setting may be inconvenient year-round
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 62/100The cluster sits in the Ernici area, with the Monti Ernici rising close by and the upper Sacco valley below. Fiuggi is the nearest town of size in the area, with spa facilities and everyday services. Anagni, within the wider surroundings, has a substantial historic centre and cathedral. This part of inland Ciociaria is known for olive groves, hillside villages and farming on the slopes above the valley.