Casa indipendente in Via Fratelli Cosmati
SUBIACO - PIAZZA PIETRA SPRECATA Proponiamo in vendita casa indipendente sviluppata su tre livelli, al piano terra garage di 50mq, piano primo e piano secondo appartamento da rifinire di 140mq circa. Comoda da raggiungere.
What it really costs
Can you move in?
Not before the basics are done
Condition not stated in the listingMust be done first
- Roof
- Damp
- Wiring
- Heating
- Bathroom
- Kitchen
See what needs doing and what each job costs
At €400/m², the price looks attractive against the €617/m² local benchmark, but the 140 m² apartment is explicitly unfinished. Allowing roughly €700/m² for completion brings the effective cost to about €1,050/m², well above comparable stock; the listing does not say how advanced the works are or provide energy information.
More on the house and the area
The house has authentic old-town character, with an arched entrance, traditional shutters and a cobbled setting in Subiaco. However, the 140 sqm upper portion is essentially an unfinished shell with rough floors, poor interiors, no livable kitchen and visibly deteriorated building elements, so its appeal is mainly for a renovation-minded buyer.
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.
All the services redone, bathrooms, kitchen, windows. The structure is left alone.
Our read of the photos, €700/m², falls in this band.
Turnkey, facade and insulation included.
Materials only, work you may do yourself€30,000 – €53,000
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.
- This is a major renovation project, not a move-in-ready home: the interiors are unfinished, cluttered and lack a usable kitchen.
- The bathroom appears extremely basic and may require complete replacement, while utilities and systems are not demonstrated.
- Visible cracks, damp staining, exposed masonry and deteriorated roof/ceiling structures warrant a thorough structural and technical inspection.
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 78/100The Simbruini Mountains rise immediately around Subiaco, with deeply cut limestone valleys and forested slopes. The Aniene river runs through the town and the upper Aniene valley is the main landscape feature within the area. Much of the surroundings falls in the Parco Naturale Regionale dei Monti Simbruini. The nearest ski area is at Campo Staffi above Filettino, roughly an hour’s drive depending on road conditions. The nearest larger town is Tivoli, while Subiaco itself has a substantial historic center and the Benedictine monasteries of Santa Scolastica and San Benedetto are the best-known monuments in the valley. The area is known for mountain walking, woodland, and the monastic sites linked to Saint Benedict.