Casa bifamiliare in Via Cifalco
In una delle posizioni più suggestive di Valleluce, immersa nella tranquillità e con una splendida vista aperta sulla valle, proponiamo in vendita un'ampia casa semindipendente disposta su tre livelli, ideale sia come residenza principale che come casa vacanze. L'immobile ci accoglie con un piccolo ma comodo cortile…
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 €265/m², the €45,000 asking price is well below comparable Lazio stock, but the listing does not say whether the 170 m² house is habitable or needs substantial work. With a cautious €500/m² renovation allowance, the effective cost is about €765/m², above the local benchmark.
More on the house and the area
This is a large, genuinely usable three-level townhouse with five bedrooms, two bathrooms, a working kitchen, fireplace, heating, and a pleasant flower-filled courtyard/terrace setup. Its marble-style floors, traditional furnishings, fireplace, and very low €45,000 price give it character and strong value, though it is more practical than breathtaking and needs cosmetic updating.
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, €500/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 – €33,000
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 and bathrooms are functional but distinctly dated and would benefit from modernization.
- Visible staining and weathering appear on parts of the exterior courtyard walls.
- The advertised open valley view is not demonstrated in the photo gallery.
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 67/100The cluster lies in the upper Comino valley with the Mainarde and central Apennine ridges close by. The Melfa and Rapido-Gari river valleys shape this part of southeastern Lazio, and Posta Fibreno with its lake is within the wider 15 km range. The area is close to the Parco Nazionale d'Abruzzo, Lazio e Molise around Opi, Pescasseroli and Val di Comino, though the park core is not at the door. The nearest ski area of note is around Pescasseroli, roughly an hour’s drive depending on the road. Sora is the nearest larger town, with full everyday services, rail connections and a substantial historic centre; Cassino is the other main service town in the wider area. Vicalvi has a castle above the valley, and Atina and nearby Val di Comino are known for hill towns, vineyards and olive growing.