Chalet in Borgorose
Chalet nel Verde – Borgorose (Rieti) Stanco del caldo estivo sempre più intenso? Questa può essere l’occasione per acquistare una seconda casa immersa nel verde, in un territorio di alta quota, fresco e tranquillo, ma allo stesso tempo ben collegato con Roma e i principali centri del Lazio e dell’Abruzzo. Lo chalet…
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
At €486/m², the €85,000 asking price is below the local €617/m² reference, but allowing about €450/m² for modernization brings the effective cost to roughly €743/m². The listing calls it immediately habitable while also describing it as needing renovation, so verify the actual scope and condition; its 175 m², garage, heating, and proximity to services add practical value.
More on the house and the area
A highly photogenic mountain chalet surrounded by pine woodland, with a large glass conservatory, generous outdoor space, garage, and glimpses toward the mountain landscape. The furnished interiors are clean, functional, and genuinely livable, though dated rather than turnkey-modern. At €85,000 for roughly 175 sqm plus 3,000 sqm of land, it has strong dream-home appeal if the buyer embraces a cozy second-home style and some upgrades.
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, €450/m², falls in this band.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Materials only, work you may do yourself€20,000 – €34,000
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.
- The chalet is immediately usable but dated and will need modernization and personalization.
- The wooded, sloping setting may mean ongoing maintenance for paths, trees, and outdoor areas.
- Heating relies on LPG and wood-burning systems; insulation and winter running costs should be checked.
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 68/100The cluster is in the Cicolano area on the south-west side of the Monti del Cicolano, with the higher Apennine mass of Monte Nuria and the Duchessa mountains within the wider 15 km setting. The Salto valley and Lago del Salto are the main named water feature in this part of eastern Rieti province, and the lake lies within short local reach of Pescorocchiano. Part of the area falls in or against the Riserva Naturale Monte Navegna e Monte Cervia around the Salto-Turano mountain system. The nearest larger centre with a fuller range of shops and services is Rieti; local daily services are otherwise in the small centres of the Salto and Cicolano valleys. This area is known for wooded Apennine slopes, small hill villages, and the artificial lakes of Salto and Turano.