Casa indipendente 5 locali, 126 m² in Via Bologna 22, Fiano
Casa indipendente in asta a Fiano Romano (RM) – Via Bologna 22 (CAP 00065) L'immobile in asta è un'abitazione civile semindipendente ubicata a Fiano Romano (RM), in Via Bologna n.22. Si trova in un fabbricato bifamiliare isolato, ultimato nel 1976, inserito in un'area residenziale periferica, a circa 3 km dal Centro…
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listing- Sold at judicial auction
Must be done first
- Damp
See what needs doing and what each job costs
This is a judicial auction with a minimum offer of €80,719 for about 126 m², so the auction risk overrides the apparent 44% discount to the €143,500 valuation. The property has also been abandoned for some time and would likely require substantial restoration.
More on the house and the area
This is a genuine 126 m² house with three bedrooms, a usable living-kitchen area, fireplace, heating and a private garden/portico. It is not a picturesque Italian dream setting, but the structure appears roofed and broadly livable after meaningful cosmetic renovation and clearing. The auction discount gives it some value appeal, though the neglected condition keeps it well below the top wow tier.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Turnkey, facade and insulation included.
Our read of the photos, €1,100/m², falls in this band.
Materials only, work you may do yourself€50,000 – €74,000
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 house has been vacant for some time and needs cleaning, repainting and general refurbishment.
- The garden and exterior areas are noticeably overgrown and neglected.
- Energy class G and an older 1976 construction may mean higher running and upgrade costs.
- Auction purchase requires careful legal, occupancy and technical due diligence.
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 58/100The area lies in the lower Tiber valley on the edge of the Sabina hills, with a mix of river plain, low ridges and cultivated countryside. The River Tiber runs nearby, and the Farfa valley is within the wider 15 km area to the north-east. The Riserva Naturale Nazzano Tevere-Farfa is nearby on the Tiber, with wetlands, river bends and protected farmland. Monte Soratte rises as an isolated limestone ridge a short distance to the north-west and is the main distinct landform in this part of the province. Rome is the nearest large city, while Monterotondo is the nearest sizeable town with rail links and services. The area is known for olive-growing and for its position on the historic route north from Rome through the Tiber corridor.