Villa in Via Villa Roma
Poggio Bustone Villa indipendente con balcone, terrazzo e terreno Descrizione generale della proprietà Nel comune di Poggio Bustone, in posizione assolata, panoramica e facilmente raggiungibile, proponiamo in vendita una villa indipendente sviluppata su due livelli, piano terra e piano seminterrato, immersa nella…
What it really costs
Can you move in?
Livable, but something basic is worn out
Condition not stated in the listingMust be done first
- Damp
See what needs doing and what each job costs
At €70,000 (€389/m²), the villa looks inexpensive, but allowing roughly €36,000 for unspecified updates brings the effective cost to about €589/m², close to the local comparison level. Its independent layout, garden, terraces, parking and panoramic position add value, though the listing does not state its condition, construction year or energy performance.
More on the house and the area
A genuinely livable 180 sqm hillside villa with a spectacular valley, lake and mountain panorama from the bedrooms, dining room and long balcony. The home is dated rather than renovated, but it has functioning rooms, kitchen, bathrooms, abundant windows and outdoor space—not an empty shell. At €70,000, the scale, view and usable condition create a compelling bargain.
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€12,000 – €20,000
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 fully usable but very dated, with likely cosmetic modernization needed.
- Visible dark staining or dampness appears on the bathroom ceiling and some walls.
- The house sits directly alongside a public road; roof and utility condition should be verified.
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 72/100The cluster is on the western side of Monte Terminillo in the Sabine Apennines. The Velino River plain and the Piana Reatina lie immediately below, and the Laghi Lungo e Ripasottile wetlands are within the basin near Rieti. The Riserva Naturale dei Laghi Lungo e Ripasottile is the protected area closest to the village, and much of the Terminillo massif is covered by the Monti Reatini regional reserve. The nearest ski lifts are on Monte Terminillo above Pian de' Valli, roughly 25–35 minutes by road depending on the exact hamlet. Rieti is the nearest town of size and has a full range of services, a historic centre, and the cathedral. The area is known for the Monte Terminillo mountain, the Rieti plain, and the Franciscan sites around the Reatine valley.