Rocca Sinibalda intero fabbricato vendesi
Rocca Sinibalda – Località Pontorio | Fabbricato indipendente su due livelli con area esterna In posizione comoda, accessibile e ben collegata, nella località di Pontorio, proponiamo in vendita un fabbricato intero disposto su due livelli, per una superficie complessiva di circa 241 mq. L’immobile si sviluppa…
What it really costs
Can you move in?
Not before the basics are done
In the listingNeeds renovationSee what needs doing and what each job costs
The €25,000 purchase price is exceptionally low at €104/m², but renovating 241 m² could cost approximately €169,000, bringing the effective cost to about €803/m² versus a €443/m² local benchmark. The independent building, garage, outdoor area and proximity to Lake Turano add appeal, but the large renovation burden makes the overall deal only fair.
More on the house and the area
This is a large, independent two-level building with a garage and approximately 200 square meters of outdoor space, offered at an exceptionally low price. The roof, floors, stairs, windows, and enclosed rooms make it a real house rather than a bare shell, but the interiors are neglected and lack the character, views, or attractive setting that would make it a dream home without significant renovation.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€48,000 – €85,000
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.
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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.
- Substantial renovation is needed, including cleaning, finishes, and likely electrical/plumbing updates.
- Visible damp staining, peeling surfaces, and ceiling damage require technical inspection.
- The setting is functional rather than scenic, with utility infrastructure and neighboring buildings close by.
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 72/100The cluster lies in the Sabina hills at the edge of the south-western Abruzzo Apennine foothills. Lago del Turano is within the area, with wooded slopes and small lakeside hamlets around its inlets. The Monti Navegna e Cervia Regional Nature Reserve begins just east of the lake and covers the mountain block above it. Rocca Sinibalda is known for its large hilltop castle, and the wider area is known for olive growing in Sabina. Rieti is the nearest town of size, with services and a substantial historic centre.