Villa in Via Erode Attico 53
Capannelle, via Erode Attico, 53 villino di 163 mq. Composto da: ingresso, soggiorno, cucina, 2 bagni, disimpegno, 3 letto, ripostiglio ampio. Buono stato. 70000 euro mutuabili fino al 90%. Affare in pre asta.
What it really costs
- Sold at judicial auction
See what needs doing and what each job costs
The listing explicitly says "pre asta", which is a judicial pre-auction red flag and makes it a trap regardless of price. Even though the ask is only €429/m² vs a €575/m² baseline, auction risk overrides the discount.
More on the house and the area
This looks like a real, usable detached home rather than a shell, and the bright exterior with shutters and garden space gives it some lifestyle appeal. The listing says 'buono stato', which supports livability, but with only one photo there is limited proof of interior charm or overall wow. At this price for a 163 sqm villa near Rome, the bargain effect is strong even if the beauty appears moderate rather than spectacular.
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€11,000 – €18,000
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.
- Only one photo, so the interior quality and full setting are unverified
- Auction/pre-asta sale can involve legal and procedural complexity
- No proven view or standout historic character from the available image
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 55/100This is within the built-up area of Rome, so the lived setting is urban fabric rather than a rural landscape. The Tiber runs through the city. Rome has first-rank historic monuments and UNESCO-listed historic areas, but for this cluster the surroundings are streets, dense neighbourhoods, main roads and city services.