Appartamento centrale
In posizione centrale a Settefrati (FR), proponiamo in vendita una caratteristica soluzione cielo-terra su tre livelli. Il piano terra ospita una cucina abitabile con antico camino a legna e soffitti a botte, mentre al primo piano troviamo un soggiorno molto luminoso con doppia finestra e un bagno. L’ultimo livello…
What it really costs
Can you move in?
Move in as it is
Condition not stated in the listingSee what needs doing and what each job costs
At €34,000 (€262/m²), allowing roughly €250/m² for potential updates gives an effective cost near €454/m², about 24% below the €595/m² local benchmark. The central three-level layout, three bedrooms, three bathrooms, fireplace, terrace and additional guest dwelling are strong positives, although the listing does not state the condition, construction year or energy performance.
More on the house and the area
This is a genuine, spacious three-bedroom townhouse with a superb mountain-and-valley panorama, colorful traditional shutters, period doors, tiled floors, and a charming spiral stair. It appears roofed and livable rather than a renovation shell, though the bathrooms and overall finishes are old-fashioned and likely need refreshing. At €34,000 for roughly 130 m², the combination of usable space, views, and character is exceptionally compelling.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €250/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.
- Interiors are clean and usable but visibly dated, especially the bathroom and finishes.
- The kitchen and the additional garden/dependance property are not shown in the gallery.
- Some wall and ceiling paint wear should be checked for damp or deferred maintenance.
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 sits in the central Apennines; the immediate landscape is mountainous with wooded slopes and ridges. The Monti della Meta (a sub-range of the central Apennines) are within the surrounding 15 km. Parts of the Parco Nazionale d'Abruzzo, Lazio e Molise protect mountain areas in the vicinity and are reachable by a short drive. The area is in the upper Liri/Valle di Comino watershed with small streams draining the slopes toward the Liri basin. There are no notable lakes inside the 15 km radius and no ski-lift complexes immediately nearby; the principal ski resorts of Abruzzo lie farther east. Nearby small towns serving the area include Atina and other Valle di Comino villages; larger service centres with rail and hospital facilities include Sora and Cassino at greater distance. Local land use is dominated by woodland, pasture and small-scale agriculture, with rural road connections rather than major highways.