Villa unifamiliare in Olevano Romano
OTTIMA OCCASIONE - ASTA IMMOBILIARE Il bene oggetto di pignoramento è costituito da un edificio unifamiliare su due livelli con garage pertinenziale situato nelle campagne del Comune di Olevano Romano, accessibile da una stretta strada interpoderale in una zona non urbanizzata. Sia l'edificio che il garage…
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
Veto: the listing is explicitly an auction ("asta immobiliare") and the description says the house and garage were unsafe/pericolanti with impossible access, i.e. effectively a ruin. the listing label it 'Habitable', but that directly contradicts the text; at €37,462 for 76 sqm plus severe restoration, this is not a normal livable-home deal.
More on the house and the area
The wider Olevano Romano countryside is green and appealing, and the price is eye-catching for a detached house with land. But this is not being shown as a usable dream home: the listing itself says the villa and garage were unstable and impossible to access, so condition drags the score sharply down. With no real house photos, the wow comes more from cheap land potential than from an actually livable property.
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€30,000 – €44,000
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.
- Description says the house and garage were unsafe and effectively inaccessible.
- No interior photos prove any livable condition despite the 'habitable' label.
- Access is via a narrow rural farm road in a non-urbanized area.
- Auction listing: legal/technical due diligence is essential.
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 68/100The cluster is in the Simbruini foothills, with the Monti Simbruini rising to the east within the local horizon. The Aniene valley is nearby and the upper valley leads into the Parco Naturale Regionale dei Monti Simbruini. The nearest ski lifts are the small stations of Campo Staffi and Monte Livata, roughly about an hour’s drive depending on road conditions. Subiaco is the nearest larger hill town in the area, with the monastery complex of Santa Scolastica and the Sacro Speco in the upper Aniene valley. Olevano Romano and this part of eastern Lazio are known for olive groves, hillside vineyards and the Cesanese wine area.