Palazzina con due appartamenti frazione rocciano- te
edificio residenziale indipendente, situato in posizione panoramica nella ridente frazione di rocciano, a soli 4 km dal centro citta', affaccio aperto sulle colline teramane e massima esposizione alla luce naturale. la palazzina, composta da due ampi appartamenti e' circondata da quiete e verde. tipologia: palazzina…
What it really costs
Can you move in?
Livable, but something basic is worn out
In the listingHabitableSee what needs doing and what each job costs
The €100,000 asking price looks low at €310/m², but allowing roughly €200/m² for a habitable 323 m² building brings the effective cost to about €510/m², well above the local €331/m² benchmark. The description details two three-bedroom apartments with garages, terraces and gardens, but the listed bedroom count is inconsistent.
More on the house and the area
This is a very substantial, independent two-apartment building with balconies, covered terraces, garages, and a genuine garden with mature trees. Its panoramic Abruzzo hillside setting and €310/m² price create real appeal, but the architecture is ordinary and the visible finishes are dated rather than beautiful. It looks like a usable home with refresh-and-maintenance needs, not a polished dream house.
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€21,000 – €36,000
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.
- The listing claims habitable condition, but the actual apartment interiors are not shown in the gallery.
- Visible exterior and terrace areas look dated, with peeling finishes, cracked tiles, and maintenance needed.
- The property is spread across multiple levels, so accessibility may be a consideration.
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 Gran Sasso massif rises immediately west of Montorio al Vomano, with the Monti della Laga to the north-west, and the town sits in the upper Vomano valley at the foot of the Abruzzo Apennines. The river is the Vomano. The Gran Sasso e Monti della Laga National Park begins nearby in the mountain sector above the valley. The nearest ski area is Prati di Tivo on the Gran Sasso side, roughly a 40-minute drive depending on the starting point in the comune. Teramo is the nearest town of size, with services, a cathedral and the provincial administrative functions. The wider area is known for access to Gran Sasso mountain country, hill villages on the Teramo side of the Apennines, and sheep-grazing and mountain food traditions typical of inland Abruzzo.