Casa indipendente in Via Santa Maria delle Grazie 1
REAL propone in vendita a Castrovalva, caratteristico borgo della Valle del Sagittario, un’abitazione terracielo disposta su tre livelli, affacciata verso la valle e completa di un locale accessorio situato al piano terra, a pochi metri dalla casa. L’abitazione sviluppa una superficie catastale di 110 mq e conserva la…
What it really costs
See what needs doing and what each job costs
At €48,000 for 117 sqm, the ask is about €410/sqm; assuming habitable-but-not-renovated condition from the description of a traditional terracielo, the effective cost is roughly €610/sqm including ~€200/sqm light renovation. That is above the very low Abruzzo country-house baseline of €400/sqm, but the large size, village setting in the Valle del Sagittario, and 25 photos keep it in good-value territory rather than a weak deal.
More on the house and the area
The big wow here is the setting: a dramatic mountain borgo position with superb valley views that feel genuinely special. The house itself is a real, usable home with floors, kitchen, bathroom and heating, but the interiors are simple, dated and not especially characterful. At €48k for 117 sqm in this location, it has real dream value if you can handle a modest refresh.
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€8,000 – €13,000
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.
- Interiors are very plain and dated, needing cosmetic updating.
- Bathroom and kitchen look basic/old and may need refurbishment.
- Likely many stairs across three levels, with typical old-borgo access constraints.
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 82/100The village sits in the Gole del Sagittario, a limestone gorge cut by the Sagittario River between the Peligna valley and the higher Abruzzo interior. It is inside the Monte Genzana Alto Gizio Regional Nature Reserve, and the landscape within a short radius is of steep rocky slopes, wooded mountains and narrow ravines. Scanno and Lake Scanno are within about 15 km, with the lake enclosed by mountains rather than on an open plain. Sulmona is the nearest town of size, with a full services centre and a substantial historic core. The wider area is known for transhumance country, mountain villages and the Abruzzo national-park belt to the southeast.