Pantano - fabbricato con terreno
Proponiamo in vendita un fabbricato di circa 21 mq con un magnifico terreno agricolo di circa 10.000 mq, attualmente coltivato a vigneto, immerso nella quiete della campagna romana. La proprietà rappresenta la soluzione ideale per chi desidera investire nel settore agricolo, coltivare la terra o semplicemente godere…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovation- Registered as agricultural or storage, not as a dwelling
- Land, with no house on it
See what needs doing and what each job costs
The description explicitly presents this as agricultural land with a 21 sqm outbuilding used as a support/storage structure ('punto d'appoggio o ricovero per attrezzature agricole'), not a legal dwelling. At €69,000 for a tiny farm outbuilding plus 10,000 sqm of farmland, this fails the catalog's livable-home test regardless of the low regional baseline.
More on the house and the area
The vineyard setting is pleasant and gives it a peaceful countryside feel, with a shaded pergola and open green rows. But this is essentially a very small rural support building rather than a real dream home: the single-room interior is dark, heavily smoke-stained and dated, with only basic facilities. It feels more like a project or agricultural base than a beautiful, ready-to-live Italian house.
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€12,000 – €18,000
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.
Bringing a house that has stood empty back into service: new water, sewer and electricity, plus the practices. The same sum on an 80 m² house and on a 300 m² one, which is why a €40,000 house is not a €40,000 project.
Show more
Water 1,800 · sewer 2,500 · electricity 700–1,600 · CILA 1,000 · cadastral filing 500 · structural design 700 · Legge 10 report 900 · safety coordination 1,800
No mains drain: add €2,000–4,500 for a septic tank. Listings never say, so ask.
- Tiny agricultural outbuilding, not a full conventional home
- Interiors show smoke staining and dated fittings
- Would need renovation to be comfortably usable
- Likely legal/use restrictions tied to agricultural land
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 64/100The cluster is on the Alban Hills, the volcanic relief southeast of Rome. Monte Compatri sits within the Castelli Romani area, with chestnut woods, vineyard slopes and views over the Roman Campagna. The regional protected area here is the Parco Regionale dei Castelli Romani. Frascati is the nearest town of size, with a substantial historic centre, services and rail links toward Rome. The area is known for Frascati wine and for the hill towns of the Castelli Romani.