Edificio in Via Fossaceca
Nel cuore del caratteristico paese di Settefrati, comune della Valle di Comino, Piacere Casa propone in vendita un'abitazione incastonata tra i vicoli del centro storico, sviluppata su una superficie complessiva di 200 mq. Un maestoso portone d'ingresso introduce alla proprietà, dove un piccolo disimpegno conduce alla…
What it really costs
See what needs doing and what each job costs
At €85,000 for 200 sqm, the ask is €425/sqm, slightly below the Lazio palazzo baseline of €443/sqm. The description clearly presents it as a dwelling in the historic center with 65 photos, but with no explicit renovated/habitable label I assume light habitable updating (~€200/sqm), so the effective cost is about €625/sqm: decent rather than exceptional.
More on the house and the area
This has real old-borgo atmosphere: the stone archway, noble portal and tucked-away historic setting give it genuine character. Inside it looks like a proper, usable home with large rooms, fireplaces, tiled floors and a functional bathroom, though the finishes are fairly plain and dated rather than spectacular. At 200 sqm for €85k, it feels dreamable because it is not just pretty—it appears inhabitable now with scope to improve.
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 – €22,000
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.
- No clear terrace, garden or open view shown in these photos
- Interiors look livable but somewhat dated and may need cosmetic updating
- Historic-center access may be tight for cars and deliveries
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 74/100The cluster is in the Comino Valley under the Monti della Meta, on the edge of the Abruzzo, Lazio e Molise National Park. The Melfa river runs through this part of the valley. Forca d'Acero, the main pass into the park, is nearby, and the nearest ski area is Pescasseroli in the national park at roughly an hour's drive. The nearest larger town is Sora, which has full daily services and rail links. This area is known for mountain pasture, woodland and transhumance routes, and Picinisco is also known locally for pecorino di Picinisco.