Villa unifamiliare in Rocca di Papa
OTTIMA OCCASIONE - ASTA IMMOBILIARE Piena proprietà dell’unità immobiliare sita in Comune di Lariano (RM), Via Dei Castagni, 61. Casa unifamiliare con giardino e cantina posta al piano rialzato rispetto alla prospiciente via pubblica (Via dei Castagni). - Via dei Castagni ... Simplex Domus aiuta famiglie e aziende a…
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
The listing is explicitly a judicial auction ("ASTA IMMOBILIARE"), which is a veto red flag for this catalog regardless of the low asking €383/m² versus the €573/m² baseline. Described as habitable, I estimate light works at about €200/m², but the auction status dominates the score.
More on the house and the area
This looks like a usable house in a green hillside settlement rather than a romantic dream property. The home appears structurally habitable, with kitchen, bathroom and bedrooms in place, but the visible interiors are dated, messy and not visually appealing. The low price for the size is striking, yet the wow factor is limited by ordinary architecture and unclear outdoor appeal.
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 – €21,000
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.
- Photos do not clearly show the full exterior or any attractive private outdoor space
- Interiors look cluttered and tired, suggesting a full clear-out and significant refresh
- Bathroom count is unclear in the listing facts despite a basic bathroom being pictured
- Auction sale: documentation, occupancy and condition details need careful verification
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 78/100The cluster is in the Alban Hills, on the volcanic relief of the Castelli Romani. Lake Albano and Lake Nemi are within this area. Much of the surrounding landscape falls inside the Parco Regionale dei Castelli Romani. Rocca di Papa sits above the wooded slopes below Monte Cavo, one of the highest points of the Alban Hills. Frascati is the nearest larger town, with a substantial historic centre and rail links toward Rome. Castel Gandolfo on Lake Albano is nearby and is known for the Papal Palace complex. The area is known for chestnut woods, vineyards and the wine and food culture of the Castelli Romani.