Villa 9 locali, 210 m² in via Farense 18, Toffia (RI)
Villa in asta a Toffia (RI) – via Farense 18 (CAP 02039) L'immobile è una villa unifamiliare situata nel comune di Toffia (RI), in prossimità del centro abitato e lungo la via Farense. L'edificio, costruito in epoca anteriore al 1967, si inserisce in un'area urbanistica residenziale con traffico locale e parcheggi…
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
The listing is explicitly an auction ("villa in asta", minimum bid €71,507), which is a veto red flag for this catalog. Even though the asking level is low at €340/m2 versus a €573/m2 baseline and the house seems in fair condition, the auction status makes it a trap by policy.
More on the house and the area
This looks like a real, sizable house rather than a shell: kitchen, bathrooms, heating, floors and traditional wood finishes are all in place. The atmosphere is old-fashioned and a bit gloomy, with some vintage character but no clearly proven standout beauty from the photos. The garden, terrace and very low €/m² price help, but it feels more like a solid refresh project than a dream-home scroll stopper.
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.
Our read of the photos, €350/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€24,000 – €41,000
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 are very poor and do not prove any real view or attractive exterior.
- General condition seems only fair; the electrical system is original and interiors look dated/dark.
- Auction listing: final costs, occupancy/procedure details and actual condition should be verified in the perizia.
- Mansard level has low average height (about 2.20 m).
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 is in the Sabina hills, with the Monti Sabini close by and the lower Tiber valley within the wider surrounding area. The Farfa river runs through this part of Sabina, and the Abbazia di Farfa is a few kilometres from Poggio Nativo. The nearest larger town is Rieti, which provides the main range of services for the province; Rome is farther away but relevant for commuting and rail connections from the Sabina area. This area is known for olive groves and Sabina olive oil.